5 Evesham Close, Reigate, RH2 9DN

UPRN:68119481Detached House3 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band FEPC: D (56)

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

19 of 21 sources

Sale Estimate

£1,097,000

£1.04M - £1.15MHigh

Estimate

£1.10M

Range

£1.04M – £1.15M

Rent Estimate (pcm)

£3,950

£3k - £4k

Monthly

£3,950

Yield

3.45%

Verdict

Derived from HomePortfolio scores

5 Evesham Close earns an INVESTIGATE rating with HP Score 80/100. Investment score 72/100 reflects strong fundamentals. Crime intensity is very low. Walkability is limited (62/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

80/ 100

Strong

Investment Score

72/ 100

High

Crime Score

12/ 100

Low

Walkability

62/ 100

Moderate

Transit & Bike

Transit 7Bike 40

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 edge-1.6/15
claims [AVM -25.3% (HIGH)] → measured edge -0.33pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (HIGH confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 68119481· as of 13 Oct 2026
Rental economics0/40
gross yield 3.4%; range width penalty ×0.72
- valuation_snapshotsrent estimate 3950/mo (range 3450-4400)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,028/mo, -77% 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: 0 price cut(s), 68 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

£1,031,000£1,581,000

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£1,375,000

At the asking price

Monthly rent£3,950/mo

Evidenced range £3,450-£4,400

Interest rate5.4%

Loan to value75%

Cash required: £495,050
Net cash flow: -£1,906/mo
Cash on cash: -4.6%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.85 - 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 68119481Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 3950/mo (range 3450-4400)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
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 3950/mo (range 3450-4400)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 68 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£1,097,000

Rent Estimate (pcm)£3,950

Gross Yield3.45%

1y Growth-

3y Growth+5.5%

5y Growth+1.5%

10y Growth+3.2%

Last Sold Price£825,000 (2017-04-13)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RH2 9DN

Approval Rate

-12mo

Development

low

26/00307/DET04
Submission of ground contamination details pursuant to condition 4 of permission 26/00307/HHOLD. Single storey rear extension, a new front porch and replacement windows.
Pending
26/00307/DET05
Submission of gas mitigation details pursuant to condition 5 of permission 26/00307/HHOLD. Single storey rear extension, a new front porch and replacement windows.
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 Change2017-04-13
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£40,014

Population Density488 /km²

Owner Occupied83%

Age Distribution

0-15 20%16-64 54%65+ 26%

View Area Profile

Schools Nearby

Micklefield School
0.5 mi
Inspected by ISI
Holmesdale Community Infant School
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Reigate Priory Community Junior School
0.7 mi
Outstanding
Reigate College
0.7 mi
-

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

View All Schools

Comparables

View All

4 Evesham Close
-
£1.40M
-
22 Evesham Close
-
£1.03M
-
9 Evesham Close
-
£379k
-
16 Evesham Close
-
£380k
-

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