197 Balcombe Road, Horley, RH6 9EA

UPRN:68130362Semi-Detached House3 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band EEPC: D (57)

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

£534,000

£507k - £560kHigh

Estimate

£534k

Range

£507k – £560k

Rent Estimate (pcm)

£2,100

£2k - £2k

Monthly

£2,100

Yield

4.03%

Verdict

Derived from HomePortfolio scores

197 Balcombe Road earns an INVESTIGATE rating with HP Score 80/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (76/100). 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

80/ 100

Strong

Investment Score

66/ 100

Moderate

Crime Score

17/ 100

Moderate

Walkability

76/ 100

High

Transit & Bike

Transit 11Bike 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 edge-1.6/15
claims [AVM -17.0% (HIGH), sold-comps -5.2%, £/sqft -5.2%] → 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 68130362· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.5%· as of 31 Oct 2026
Rental economics0/40
gross yield 4.0%; range width penalty ×0.82
- valuation_snapshotsrent estimate 2100/mo (range 1900-2300)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,223/mo, -58% 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), 30 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 & liquidity14.7/15
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£2,100/mo

Evidenced range £1,900-£2,300

Interest rate5.4%

Loan to value75%

Cash required: £210,050
Net cash flow: -£656/mo
Cash on cash: -3.7%
Score at this price: 13

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 68130362Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.5%Valuation edge · as of 31 Oct 2026
valuation_snapshotsrent estimate 2100/mo (range 1900-2300)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 2100/mo (range 1900-2300)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 30 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£534,000

Rent Estimate (pcm)£2,100

Gross Yield4.03%

1y Growth-

3y Growth+0.2%

5y Growth+0.9%

10y Growth+2.2%

Last Sold Price£445,000 (2021-01-06)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RH6 9EA

Approval Rate

-12mo

Development

low

26/01687/PDE
Single storey rear extension. Max height 2.95m, height at eaves 2.85m and 5.80m extending beyond the rear wall.
Pending
26/01641/TPO
T1 Dead Taxus Baccata (Yew): Remove. REASONS: Health and Safety. T2 Taxus Baccata (Yew): Crown lift to 4m over the access road to the south. REASONS: General Management. T3 Dead Acer Pseudoplatanus (Sycamore): Remove. REASONS: Health and Safety. T4 Dead Ilex Aquifolium (Holly): Remove. REASONS: Health and Safety.
Pending
26/01682/HHOLD
Single-storey rear extension and rear verandah
Pending

View Planning Timeline

Ownership

Corporate Ownership58.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2021-01-06
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 Density594 /km²

Owner Occupied92%

Age Distribution

0-15 18%16-64 62%65+ 20%

View Area Profile

Schools Nearby

Minerva May School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Oakwood School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Langshott Primary School
0.6 mi
Good
Horley Infant School
0.7 mi
-

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

View All Schools

Comparables

View All

173 Balcombe Road
-
£480k
-
197 Balcombe Road
-
£445k
-
177 Balcombe Road
-
£425k
-
175 Balcombe Road
-
£488k
-

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