32 Grange Place, Staines-upon-Thames, TW18 1RY

UPRN:33015762Detached House4 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band FEPC: C (70)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 2mo agoAmenities· 1mo agoArea· Census 2021

32 Grange Place, Staines-upon-Thames, TW18 1RY

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£751,000

£713k - £788kHigh

Estimate

£751k

Range

£713k – £788k

Rent Estimate (pcm)

£3,150

£3k - £4k

Monthly

£3,150

Yield

5.40%

Verdict

Derived from HomePortfolio scores

32 Grange Place earns an INVESTIGATE rating with HP Score 71/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (41/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

22/ 100

Moderate

Walkability

41/ 100

Mixed

Transit & Bike

Transit 3Bike 40

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 5 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM +6.8% (HIGH)] → 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 (HIGH confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 33015762· as of 13 Oct 2026
Rental economics2.5/40
gross yield 5.4%; range width penalty ×0.79
- valuation_snapshotsrent estimate 3150/mo (range 2850-3500)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -768/mo, -24% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 5 Nov 2026
Seller motivationNot scored
context, not scored: 2 price cut(s), 217 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 5 Nov 2026
Risk & liquidity14.6/15
281 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£525,000£805,000

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£700,000

At the asking price

Monthly rent£3,150/mo

Evidenced range £2,850-£3,500

Interest rate5.4%

Loan to value75%

Cash required: £236,300
Net cash flow: -£182/mo
Cash on cash: -0.9%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.33 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 33015762Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 3150/mo (range 2850-3500)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 needs verification before you rely on it
rent estimate 3150/mo (range 2850-3500)
Seller motivation could not be scored
context, not scored: 2 price cut(s), 217 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£751,000

Rent Estimate (pcm)£3,150

Gross Yield5.40%

1y Growth-

3y Growth+2.4%

5y Growth+0.9%

10y Growth+1.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TW18 1RY

Approval Rate

-12mo

Development

low

RU.26/1344
Certificate of Proposed Lawfulness for: Single story cabin with mono pinch roof
Pending
25/01482/DC1
Discharge of Condition 3 (Phase 1 Desk Study Report) relating to planning permission 25/01482/FUL
Pending
RU.26/1225
Construction of replacement dwelling, car parking and landscaping following demolition of existing dwelling and outbuildings
Pending

View Planning Timeline