1 Ruffetts Way, Burgh Heath, Tadworth, KT20 6AF

UPRN:68116388Detached House5 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band GEPC: D (63)

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

1 Ruffetts Way, Burgh Heath, Tadworth, KT20 6AF

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£912,000

£867k - £958kHigh

Estimate

£912k

Range

£867k – £958k

Rent Estimate (pcm)

£3,150

£3k - £4k

Monthly

£3,150

Yield

3.78%

Verdict

Derived from HomePortfolio scores

1 Ruffetts Way earns an INVESTIGATE rating with HP Score 73/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (46/100). 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

73/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

19/ 100

Moderate

Walkability

46/ 100

Mixed

Transit & Bike

Transit 11Bike 31

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 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 -9.6% (HIGH), sold-comps -10.6%, £/sqft -10.6%] → 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 12 Oct 2026
- valuation_snapshotsestimate for 68116388· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 19.6%· as of 1 Nov 2026
Rental economics0/40
gross yield 3.8%; range width penalty ×0.72
- valuation_snapshotsrent estimate 3150/mo (range 2800-3550)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,034/mo, -65% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 35 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 2 Nov 2026
Risk & liquidity14.6/15
218 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

£750,000£1,150,000

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£1,000,000

At the asking price

Monthly rent£3,150/mo

Evidenced range £2,800-£3,550

Interest rate5.4%

Loan to value75%

Cash required: £345,050
Net cash flow: -£1,194/mo
Cash on cash: -4.2%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.93 - 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 68116388Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 19.6%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 3150/mo (range 2800-3550)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 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 3150/mo (range 2800-3550)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 35 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. 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£912,000

Rent Estimate (pcm)£3,150

Gross Yield3.78%

1y Growth-

3y Growth-0.3%

5y Growth-0.9%

10y Growth+1.0%

Last Sold Price£420,000 (2010-08-13)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0KT20 6AF

Approval Rate

-12mo

Development

low

26/01579/HHOLD
Demolition of existing rear extension and rebuild with additional side extension.
Pending
26/01585/HHOLD
Proposed single storey side and rear extension and demolition of existing side garage.
Pending
26/01609/HHOLD
Single storey side/rear extension and front porch. As amended on 19/10/2026
Pending

View Planning Timeline

Ownership

Corporate Ownership66.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2010-08-13
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£40,014

Population Density1,724 /km²

Owner Occupied92%

Age Distribution

0-15 15%16-64 56%65+ 29%

View Area Profile

Schools Nearby

Aberdour Preparatory School
0.2 mi
Inspected by ISI
The Beacon School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Shawley Community Primary Academy & Nursery
0.6 mi
Good
Epsom Downs Community School & Early Years Centres
0.7 mi
-

1 of 7 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

11 Ruffetts Way
-
£640k
-
4 Ruffetts Way
-
£630k
-
2 Ruffetts Way
-
£580k
-
3 Ruffetts Way
-
£640k
-

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