11 Downs Wood, Epsom, KT18 5UH

UPRN:68121706Detached House3 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band GEPC: C (74)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo 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

£1,163,000

£1.10M - £1.22MHigh

Estimate

£1.16M

Range

£1.10M – £1.22M

Rent Estimate (pcm)

£3,950

£4k - £4k

Monthly

£3,950

Yield

4.03%

Verdict

Derived from HomePortfolio scores

11 Downs Wood earns an INVESTIGATE rating with HP Score 78/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is very low. Walkability is limited (50/100). 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

78/ 100

Strong

Investment Score

70/ 100

High

Crime Score

8/ 100

Low

Walkability

50/ 100

Moderate

Transit & Bike

Transit 12Bike 43

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 -1.0% (HIGH), sold-comps -6.0%, £/sqft -6.0%] → 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 10 Oct 2026
- valuation_snapshotsestimate for 68121706· as of 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.3%· as of 4 Nov 2026
Rental economics0/40
gross yield 4.0%; range width penalty ×0.72
- valuation_snapshotsrent estimate 3950/mo (range 3500-4450)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,184/mo, -55% 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), 221 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
166 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

£881,000£1,351,000

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£1,175,000

At the asking price

Monthly rent£3,950/mo

Evidenced range £3,500-£4,450

Interest rate5.4%

Loan to value75%

Cash required: £415,050
Net cash flow: -£1,231/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): 1.00 - 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 68121706Valuation edge · as of 10 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.3%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 3950/mo (range 3500-4450)Rental economics · as of 10 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 3950/mo (range 3500-4450)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 221 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£1,163,000

Rent Estimate (pcm)£3,950

Gross Yield4.03%

1y Growth-

3y Growth+8.4%

5y Growth+2.2%

10y Growth+4.1%

Last Sold Price£360,000 (2003-07-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

1KT18 5UH

Approval Rate

-12mo

Development

low

26/01697/TPO
G1 - 2x Beech fell to ground level. Meripilus has been present around the root plate on both trees, (see attached photos).
Pending
25/01140/DET07
Submission of cycle facilities details pursuant to condition 7 of permission 25/01140/CU. Mixed-use comprising ground-floor small HMO (Use Class C4) and two-bedroom self-contained flat at upper floors (Use Class C3), with associated refuse and cycle storage, landscaping and two on-site parking spaces.
Pending
25/01140/DET06
Submission of fast charge socket details pursuant to condition 6 of permission 25/01140/CU. Mixed-use comprising ground-floor small HMO (Use Class C4) and two-bedroom self-contained flat at upper floors (Use Class C3), with associated refuse and cycle storage, landscaping and two on-site parking spaces.
Pending

View Planning Timeline

Ownership

Corporate Ownership58.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2003-07-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

22 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£40,014

Population Density-

Owner Occupied82%

Age Distribution

0-15 16%16-64 59%65+ 25%

View Area Profile

Schools Nearby

Shawley Community Primary Academy & Nursery
0.5 mi
Good
Warren Mead Infant School
0.7 mi
Good
Epsom Downs Community School & Early Years Centres
0.8 mi
Inspected as Epsom Downs Primary School and Children's Centre (URN 125127) on 5 Dec 2018
Warren Mead Junior School
0.8 mi
Good

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

View All Schools

Comparables

View All

12 Downs Wood
-
£835k
-
14 Downs Wood
-
£1.16M
-
3 Downs Wood
-
£1.06M
-
4 Downs Wood
-
£705k
-

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