1 Reed Place, Towpath, Shepperton, TW17 9LL

UPRN:33041580Detached House4 bedsBuilt 1983-1990

FreeholdCouncil Tax: Band GEPC: D (60)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 2mo agoAmenities· 2mo agoArea· Census 2021

1 Reed Place, Towpath, Shepperton, TW17 9LL

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£1,407,000

£1.27M - £1.55MMedium

Estimate

£1.41M

Range

£1.27M – £1.55M

Rent Estimate (pcm)

£5,800

£5k - £6k

Monthly

£5,800

Yield

6.13%

Verdict

Derived from HomePortfolio scores

1 Reed Place earns an INVESTIGATE rating with HP Score 64/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (18/100). 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)HM Land Registry sales matched to addressDefra 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

64/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

22/ 100

Moderate

Walkability

18/ 100

Low

Transit & Bike

Transit 0Bike 30

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 Nov 2026

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

Check before relying on this score: the estimate sits 19% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +19.3% (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 9 Oct 2026
- valuation_snapshotsestimate for 33041580· as of 9 Oct 2026
Rental economics7.4/40
gross yield 6.1%; range width penalty ×0.82; the estimate this rent rides on sits 19% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 5800/mo (range 5250-6350)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 19% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -655/mo, -11% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 28 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 4 Nov 2026
Risk & liquidity12.8/15
158 sales/12mo in area; valuation range width 20%
- 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

£851,000£1,305,000

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£1,135,000

At the asking price

Monthly rent£5,800/mo

Evidenced range £5,250-£6,350

Interest rate5.4%

Loan to value75%

Cash required: £399,050
Net cash flow: £185/mo
Cash on cash: 0.6%
Score at this price: 20

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.51 - 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 33041580Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 5800/mo (range 5250-6350)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 19% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026

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 5800/mo (range 5250-6350)
Rental economics needs verification before you rely on it
sale estimate 19% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. 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.
3. 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£1,407,000

Rent Estimate (pcm)£5,800

Gross Yield6.13%

1y Growth-

3y Growth+2.8%

5y Growth+2.2%

10y Growth+2.5%

Last Sold Price£1,080,000 (2021-02-16)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TW17 9LL

Approval Rate

-12mo

Development

low

26/01155/HOU
Erection of a single storey front extension and single storey rear extension. With two new areas of decking to front. PV panels to new extension roof. Associated changes to fenestration.
Pending
2026/2323
Prior Approval Schedule 2, Part 1, Class A: Single storey rear extension which projects out from the rear wall of the original house by 5.33 metres, a maximum height of 3.39 metres and with an eaves height of 2.58 metres.
Pending
26/01002/HOU
Proposed alterations including soft and hard landscaping, removal of existing garden fence along with the installation of a new timber gate and fencing on the western side of property. Internal works to include the removal of internal walls.
Pending

View Planning Timeline

Ownership

Corporate Ownership64%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2021-02-16
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,918

Population Density-

Owner Occupied88%

Age Distribution

0-15 15%16-64 53%65+ 32%

View Area Profile

Schools Nearby

St George's College Weybridge
0.7 mi
Inspected by ISI
St George's Junior School
0.8 mi
Inspected by ISI
St Charles Borromeo Catholic Primary School, Weybridge
0.8 mi
Good
Saxon Primary School
1.0 mi
Inspected as Saxon Primary School (URN 125111) on 2 Mar 2010

3 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

2 Reed Place
-
£1.15M
-
Revelstoke Towpath
-
£1.18M
-
The Lantern Towpath
-
£1.11M
-
Pine View Towpath
-
£650k
-

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