8 Windermere Way, Reigate, RH2 0LW

UPRN:68122557Detached House4 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band FEPC: C (75)

Data freshness:Listing· freshPrice Paid· freshPlanning· 6mo agoEPC· 2mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£942,000

£895k - £989kHigh

Estimate

£942k

Range

£895k – £989k

Rent Estimate (pcm)

£3,350

£3k - £4k

Monthly

£3,350

Yield

4.12%

Verdict

Derived from HomePortfolio scores

8 Windermere Way earns an INVESTIGATE rating with HP Score 74/100. Investment score 72/100 reflects strong fundamentals. Crime intensity is low. Walkability is limited (32/100). 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

74/ 100

Mixed

Investment Score

72/ 100

High

Crime Score

16/ 100

Moderate

Walkability

32/ 100

Mixed

Transit & Bike

Transit 12Bike 45

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 edge0/15
claims [AVM -3.5% (HIGH), sold-comps -32.1%, £/sqft -32.1%] → 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 13 Oct 2026
- valuation_snapshotsestimate for 68122557· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.8%· as of 28 Oct 2026
Rental economics0/40
gross yield 4.1%; range width penalty ×0.75
- valuation_snapshotsrent estimate 3350/mo (range 3000-3750)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,781/mo, -53% 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), 53 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

£731,000£1,121,000

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£975,000

At the asking price

Monthly rent£3,350/mo

Evidenced range £3,000-£3,750

Interest rate5.4%

Loan to value75%

Cash required: £335,050
Net cash flow: -£971/mo
Cash on cash: -3.5%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.02 - 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 68122557Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.8%Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 3350/mo (range 3000-3750)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

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 3350/mo (range 3000-3750)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 53 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£942,000

Rent Estimate (pcm)£3,350

Gross Yield4.12%

1y Growth-

3y Growth+5.5%

5y Growth+1.5%

10y Growth+3.2%

Last Sold Price£600,000 (2017-07-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1RH2 0LW

Approval Rate

-12mo

Development

low

26/01676/S73
The extension of the existing rear addition and alterations to the front porch, together with associated works to the front and rear patio areas. A first-floor extension, including raising the ridge height of the front gable to accommodate additional bedrooms. Variation of condition 6 of permission 26/00346/HHOLD. Removal of requirement for privacy treatement to first floor juliet balcony doors to bedroom 1
Pending
26/01709/CLP
Box dormer to rear with roof-lights to front roof slope
Pending
26/01705/CON
THIS IS A CONSULTATION FROM SURREY COUNTY COUNCIL. Refurbishment and improvements to Vehicle Workshops and Maintenance Bays, including new vehicle doors and entrance, replacement roof and windows, and installation of PV panels. (this application is determined by Surrey County Council under their ref SCCRef-2026-0163)
Pending

View Planning Timeline

Ownership

Corporate Ownership50.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2017-07-05
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 Density2,949 /km²

Owner Occupied85%

Age Distribution

0-15 19%16-64 56%65+ 25%

View Area Profile

Schools Nearby

Wray Common Primary School
0.0 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Joseph's Catholic Primary School
0.3 mi
Inspected as St Joseph's Catholic Primary School, Redhill (URN 125234) on 9 Feb 2022
Hatchlands Primary
0.3 mi
Good
St Matthew's CofE Primary School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.

3 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

23 Windermere Way
-
£1.21M
-
14 Windermere Way
-
£825k
-
11 Windermere Way
-
£900k
-
16 Windermere Way
-
£880k
-

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