22 Fir Tree Close, Epsom, KT17 3LD

UPRN:68117221Detached House4 bedsBuilt 1976-1982

FreeholdCouncil Tax: Band GEPC: C (70)

Data freshness:Listing· freshPrice Paid· freshEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 5mo ago

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£822,000

£780k - £863kHigh

Estimate

£822k

Range

£780k – £863k

Rent Estimate (pcm)

£2,700

£2k - £3k

Monthly

£2,700

Yield

3.81%

Verdict

Derived from HomePortfolio scores

22 Fir Tree Close earns an INVESTIGATE rating with HP Score 80/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (66/100). 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

12/ 100

Low

Walkability

66/ 100

Moderate

Transit & Bike

Transit 12Bike 38

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

2 live adverts with different prices, types or bedrooms on one UPRN (£850,000) - several homes collapsed onto one address, so the UPRN's valuation describes none of them

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£850,000

At the asking price

Monthly rent£2,700/mo

Evidenced range £2,350-£3,050

Interest rate5.4%

Loan to value75%

Cash required: £288,800
Net cash flow: -£1,000/mo
Cash on cash: -4.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.94 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£822,000

Rent Estimate (pcm)£2,700

Gross Yield3.81%

1y Growth+140.6%

3y Growth+1.8%

5y Growth+1.1%

10y Growth+0.9%

Last Sold Price£330,000 (2024-09-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1KT17 3LD

Approval Rate

100%12mo

Development

low

26/01259/CMA
Details of Drainage Verification Report submitted pursuant to Condition 3 of planning permission ref: EP26/00471/CMA dated 30 July 2026 (this application is determined by Surrey County Council under their ref SCCRef-2026-0176)
Pending
26/01241/CMA
Details of a Biodiversity Gain Plan submitted pursuant to Condition 30 and a Habitat Management and Monitoring Plan submitted pursuant to Condition 31 of planning permission ref: EP25/00900/CMA dated 20 February 2026
Approved
26/01660/CLP
Conversion of attached garage into habitbale space.
Pending

View Planning Timeline