Flat 12, Belvedere Court, 169 London Road, Redhill, RH1 2JH

UPRN:68100741Purpose Built Flat2 bedsBuilt 1991-1995

LeaseholdCouncil Tax: -EPC: C (74)

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

Flat 12, Belvedere Court, 169 London Road, Redhill, RH1 2JH

HP Score

/ 100

Strong

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

20 of 21 sources

Sale Estimate

£293,000

£278k - £307kHigh

Estimate

£293k

Range

£278k – £307k

Rent Estimate (pcm)

£1,850

£2k - £2k

Monthly

£1,850

Yield

7.93%

Verdict

Derived from HomePortfolio scores

Flat 12 earns an INVESTIGATE rating with HP Score 84/100. Investment score 76/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (91/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

84/ 100

Strong

Investment Score

76/ 100

High

Crime Score

19/ 100

Moderate

Walkability

91/ 100

Excellent

Transit & Bike

Transit 21Bike 46

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 28 Oct 2026

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

Valuation edge0/15
claims [AVM +4.5% (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 68100741· as of 13 Oct 2026
Rental economics23.1/40
gross yield 7.9%; range width penalty ×0.98
- valuation_snapshotsrent estimate 1850/mo (range 1750-1950)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -30/mo, -2% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 28 Oct 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 42 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 28 Oct 2026
Risk & liquidity14.7/15
472 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

£210,000£322,000

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£279,950

At the asking price

Monthly rent£1,850/mo

Evidenced range £1,750-£1,950

Interest rate5.4%

Loan to value75%

Cash required: £89,283
Net cash flow: £336/mo
Cash on cash: 4.5%
Score at this price: 38

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.96 - 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 68100741Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 1850/mo (range 1750-1950)Rental economics · as of 13 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 28 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 28 Oct 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 1850/mo (range 1750-1950)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 42 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.
1 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£293,000

Rent Estimate (pcm)£1,850

Gross Yield7.93%

1y Growth-

3y Growth+1.0%

5y Growth+2.1%

10y Growth+2.4%

Last Sold Price£255,000 (2015-10-15)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

1RH1 2JH

Approval Rate

-12mo

Development

low

25/02129/DET10
Submission of PV panel details pursuant to condition 10 of permission 25/02129/S73. Demolition of existing church centre and erection of a replacement centre. Variation of condition 1 of permission 24/01453/F revision of drawings following minor design changes.
Approved
25/02129/DET16
Submission of external lighting details pursuant to condition 16 of permission 25/02129/S73. Demolition of existing church centre and erection of a replacement centre. Variation of condition 1 of permission 24/01453/F revision of drawings following minor design changes.
Pending
21/00543/DET04
Submission of lighting scheme details pursuant to condition 4 of permission 21/00543/F. Application for the installation of 5no. new floodlights and amendments to the existing 8no. floodlights associated to the use of Battlebridge Athletics Track by Reigate Priory Athletics Club.
Pending

View Planning Timeline