74 Deerings Road, Reigate, RH2 0PN

UPRN:68106347Terrace Property5 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band GEPC: E (50)

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

HP Score

/ 100

Strong

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£1,386,000

£1.32M - £1.46MHigh

Estimate

£1.39M

Range

£1.32M – £1.46M

Rent Estimate (pcm)

£4,650

£4k - £5k

Monthly

£4,650

Yield

3.99%

Verdict

Derived from HomePortfolio scores

74 Deerings Road earns an INVESTIGATE rating with HP Score 80/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (73/100). 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

80/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

17/ 100

Moderate

Walkability

73/ 100

High

Transit & Bike

Transit 18Bike 52

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 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 -1.0% (HIGH), sold-comps -4.6%, £/sqft -4.6%] → 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 68106347· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 8.4%· as of 5 Nov 2026
Rental economics0/40
gross yield 4.0%; range width penalty ×0.73
- valuation_snapshotsrent estimate 4650/mo (range 4100-5200)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,618/mo, -56% 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: 1 price cut(s), 85 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 & liquidity14.6/15
278 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

£1,050,000£1,610,000

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£1,400,000

At the asking price

Monthly rent£4,650/mo

Evidenced range £4,100-£5,200

Interest rate5.4%

Loan to value75%

Cash required: £505,050
Net cash flow: -£1,506/mo
Cash on cash: -3.6%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.98 - below 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 68106347Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 8.4%Valuation edge · as of 5 Nov 2026
valuation_snapshotsrent estimate 4650/mo (range 4100-5200)Rental economics · as of 13 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 4650/mo (range 4100-5200)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 85 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. 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£1,386,000

Rent Estimate (pcm)£4,650

Gross Yield3.99%

1y Growth+3.6%

3y Growth+5.5%

5y Growth+1.5%

10y Growth+3.2%

Last Sold Price£1,350,000 (2025-03-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RH2 0PN

Approval Rate

-12mo

Development

low

26/01632/F
Proposed new dwellinghouse to adjoin existing house and to match the host property. Accommodation to be provided within second floors with side roof slope dormers, plus ground floor single-storey rear additions to both properties.
Pending
26/01753/CAN
T1 Lime to pollard the crown to 3 meters above ground level. T2 Laurel to reduce the overall size of crown by 3 meters. T3 Laurel to reduce the overall size of crown by 3 meters. T4 Portuguese Laurel to reduce the overall size of crown by 4 meters. T5 Lime crown lift to 5 meters.
Pending
26/00923/DET05
Submission of asbestos details pursusant to condition 5 of permission 26/00923/PAP3MA. Prior Notification requirement under Part MA of the GPDO for the change of use of Class E space to form 37 apartments.
Pending

View Planning Timeline

Ownership

Corporate Ownership50.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2025-03-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£40,014

Population Density-

Owner Occupied55%

Age Distribution

0-15 24%16-64 59%65+ 17%

View Area Profile

Schools Nearby

Reigate Grammar School
0.2 mi
Inspected by ISI
Reigate Parish Church Primary School
0.3 mi
-
Reigate College
0.3 mi
-
Brooklands School
0.4 mi
Inspected as Brooklands School - Split Site (URN 125472) on 14 Dec 2023

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

View All Schools

Comparables

View All

74 Deerings Road
-
£1.35M
-
40 Deerings Road
-
£1.06M
-
32 Deerings Road
-
£1.10M
-
20 Deerings Road
-
£1.17M
-

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