14 Poynes Road, Horley, RH6 8LT

UPRN:68128971Detached House4 bedsBuilt -

FreeholdCouncil Tax: Band EEPC: C (70)

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

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£672,000

£638k - £705kHigh

Estimate

£672k

Range

£638k – £705k

Rent Estimate (pcm)

£2,750

£3k - £3k

Monthly

£2,750

Yield

5.28%

Verdict

Derived from HomePortfolio scores

14 Poynes Road earns an INVESTIGATE rating with HP Score 69/100. Investment score 53/100 reflects moderate fundamentals. Crime intensity is very 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 NationsMarket 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

69/ 100

Mixed

Investment Score

53/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

32/ 100

Mixed

Transit & Bike

Transit 20Bike 48

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 +7.0% (HIGH)] → 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 9 Oct 2026
- valuation_snapshotsestimate for 68128971· as of 9 Oct 2026
Rental economics1.9/40
gross yield 5.3%; range width penalty ×0.84
- valuation_snapshotsrent estimate 2750/mo (range 2500-3000)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -745/mo, -27% 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), 97 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
386 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

£469,000£719,000

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£625,000

At the asking price

Monthly rent£2,750/mo

Evidenced range £2,500-£3,000

Interest rate5.4%

Loan to value75%

Cash required: £210,050
Net cash flow: -£206/mo
Cash on cash: -1.2%
Score at this price: 16

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.30 - clears 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 68128971Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2750/mo (range 2500-3000)Rental economics · as of 9 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 2750/mo (range 2500-3000)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 97 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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
3. 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£672,000

Rent Estimate (pcm)£2,750

Gross Yield5.28%

1y Growth-

3y Growth+0.2%

5y Growth+0.9%

10y Growth+2.2%

Last Sold Price£116,000 (1996-05-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2RH6 8LT

Approval Rate

0%12mo

Development

low

04/02120/RM3C/DET05
Submission of external fenestration and materials details pursuant to condition 5 of permission 04/02120/RM3C. Reserved Matters application for the Neighbourhood Centre at the North West Horley development (appearance, landscaping, layout and scale) pursuant to 04/02120/OUT for the erection of 80 dwellings (Use Class C3), Neighbourhood Hall (Use Class D1), Medical Centre (Use Class D1), retail (Use Classes A1-A5) and commercial floorspace (Use Class B1), together with associated parking, lighting, levels and drainage.
Pending
26/01598/S73
Demolition of existing rear bay window and side conservatory structure; conversion of garage to habitable space, construction of enlarged single storey front extension, single storey side extension, single storey rear extension, 2x dormer roof extensions to the rear and extension and alterations to the front facing dormer roof/window. Variation of condition 1 of permission 25/00591/HHOLD. Amendment to internal layout, roof and external openings and introduction of rooflights.
Pending
26/01646/CLP
Siting of a transportable, twin-unit PrefabX studio unit within the residential garden curtilage for purposes strictly ancillary to the primary dwelling house.
Pending

View Planning Timeline

Ownership

Corporate Ownership58.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1996-05-24
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£40,014

Population Density3,602 /km²

Owner Occupied90%

Age Distribution

0-15 19%16-64 62%65+ 19%

View Area Profile

Schools Nearby

Westvale Park Primary Academy
0.1 mi
Good
Meath Green Junior School
0.3 mi
-
Meath Green Infant School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Manorfield Primary and Nursery School
0.9 mi
Good

4 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

6 Poynes Road
-
£500k
-
40 Poynes Road
-
£465k
-
52 Poynes Road
-
£525k
-
64 Poynes Road
-
£425k
-

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