Barbrona, Coppice Lane, Reigate, RH2 9JF

UPRN:68117252Bungalow Property4 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band GEPC: D (59)

Data freshness:Price Paid· freshPlanning· 3mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021

Barbrona, Coppice Lane, Reigate, RH2 9JF

HP Score

/ 100

Strong

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£1,572,000

£1.42M - £1.73MMedium

Estimate

£1.57M

Range

£1.42M – £1.73M

Rent Estimate (pcm)

£5,650

£5k - £6k

Monthly

£5,650

Yield

4.52%

Verdict

Derived from HomePortfolio scores

Barbrona earns an INVESTIGATE rating with HP Score 75/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (43/100). 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)Defra 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

75/ 100

Strong

Investment Score

66/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

43/ 100

Mixed

Transit & Bike

Transit 37Bike 30

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£1,500,000

At the asking price

Monthly rent£5,650/mo

Evidenced range £5,000-£6,250

Interest rate5.4%

Loan to value75%

Cash required: £545,050
Net cash flow: -£1,151/mo
Cash on cash: -2.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.12 - 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£1,572,000

Rent Estimate (pcm)£5,650

Gross Yield4.52%

1y Growth-

3y Growth+5.5%

5y Growth+1.5%

10y Growth+3.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1RH2 9JF

Approval Rate

-12mo

Development

low

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
26/01594/F
Replacement of rotten single glazed wooden windows with double glazed units.
Pending
26/01651/TPO
T1 Oak - Reduce lateral branches growing over 18 and 16 Brokes way by 1.5m back to suitable growth points. Tree is now overhanging gardens and causing excessive shading.
Pending

View Planning Timeline

Ownership

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

View Ownership Details

Connectivity

Broadband (Standard)

21 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£40,014

Population Density-

Owner Occupied83%

Age Distribution

0-15 17%16-64 60%65+ 23%

View Area Profile

Schools Nearby

Micklefield School
0.6 mi
Inspected by ISI
Holmesdale Community Infant School
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Merrywood House Independent Special School
0.8 mi
Inspected by ISI
Reigate College
0.8 mi
-

4 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

The Coppice Coppice Lane
-
£4.46M
-
Mount Pleasant Coppice Lane
-
£4.20M
-
Colley Bridge Coppice Lane
-
£1.75M
-
The Red House Coppice Lane
-
£2.85M
-

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