West View, Warren Hill, Epsom, KT18 7BX

UPRN:200004011602-Beds -Built 1930-1949

Tenure: -Council Tax: Band FEPC: D (56)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

HP Score

/ 100

Mixed

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

17 of 21 sources

Sale Estimate

£1,136,000

£1.02M - £1.25MMedium

Estimate

£1.14M

Range

£1.02M – £1.25M

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

West View earns an INVESTIGATE rating with HP Score 66/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (15/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)Defra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

15/ 100

Low

Transit & Bike

Transit 8Bike 29

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires rental_economics (no rent estimate available)

What we could establish

Valuation edge0/15
claims [AVM +20.8% (MEDIUM)] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 200004011602· as of 13 Oct 2026
Risk & liquidity12.8/15
166 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

valuation_snapshotsestimate for 200004011602Valuation edge · as of 13 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics could not be scored
no rent estimate available
Stress margin could not be scored
no rent to stress

Plan

Before you offer

1. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£1,136,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth+8.4%

5y Growth+2.2%

10y Growth+4.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0KT18 7BX

Approval Rate

-12mo

Development

low

26/01193/FLH
Part single storey, part two storey side extension following demolition of existing garage and lean-to. Single storey front/side extension and alterations to the front porch.
Pending
26/01136/TPO
Atlas cedar T1; Proposed pruning and crown lifting of x2 sub-dominant SE & x1 W lateral limb/s. Removal and shortening of x7 sub-dominant branches leaving wounds no greater than 100mm in diameter.
Pending
26/01086/FLH
Formation of a vehicular crossover including dropped kerb to access a new permeable surface hardstanding driveway
Pending

View Planning Timeline

Ownership

Corporate Ownership58%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,006

Population Density462 /km²

Owner Occupied89%

Age Distribution

0-15 20%16-64 56%65+ 24%

View Area Profile

Schools Nearby

St Martin's Church of England Infant School
0.6 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Martin's Church of England Junior School
0.6 mi
Inspected as St Martin's CofE (Aided) Junior School (URN 125142) on 31 Oct 2017
Rosebery School
0.6 mi
Outstanding
St Joseph's Catholic Primary School
0.8 mi
Outstanding

4 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

5 Warren Hill
-
£1.23M
-
11 Warren Hill
-
£1.31M
-
Bramber Warren Hill
-
£808k
-
Fairways Warren Hill
-
£801k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN