22 Reeve Road, Reigate, RH2 7PH

UPRN:68132743Mid Terrace House2 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band CEPC: C (70)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo 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

£400,000

£360k - £440kMedium

Estimate

£400k

Range

£360k – £440k

Rent Estimate (pcm)

£1,350

£1k - £2k

Monthly

£1,350

Yield

3.60%

Verdict

Derived from HomePortfolio scores

22 Reeve Road earns an INVESTIGATE rating with HP Score 71/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (35/100). 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

71/ 100

Mixed

Investment Score

68/ 100

Moderate

Crime Score

19/ 100

Moderate

Walkability

35/ 100

Mixed

Transit & Bike

Transit 14Bike 49

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

2 live adverts with different prices, types or bedrooms on one UPRN (£375,000-£450,000) - several homes collapsed onto one address, so the UPRN's valuation describes none of them

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£450,000

At the asking price

Monthly rent£1,350/mo

Evidenced range £1,200-£1,500

Interest rate5.4%

Loan to value75%

Cash required: £148,800
Net cash flow: -£584/mo
Cash on cash: -4.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.89 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£400,000

Rent Estimate (pcm)£1,350

Gross Yield3.60%

1y Growth-10.4%

3y Growth+5.5%

5y Growth+1.5%

10y Growth+3.2%

Last Sold Price£143,000 (2008-04-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RH2 7PH

Approval Rate

-12mo

Development

low

26/01693/HHOLD
Rear first floor extension with pitched roof.
Pending
26/01669/HHOLD
Erection of small 2 storey extension under existing roof and a small porch. As amended on 20/10/2026
Pending
26/01616/HHOLD
First floor front addition, entrance portico porch, 2 storey side extension with single storey projection and 2 storey rear extension with balcony.
Pending

View Planning Timeline

Ownership

Corporate Ownership50.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2008-04-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£40,014

Population Density2,620 /km²

Owner Occupied62%

Age Distribution

0-15 25%16-64 58%65+ 17%

View Area Profile

Schools Nearby

Dovers Green School
0.1 mi
Good
Reigate School
0.3 mi
Good
Sandcross Primary School
0.8 mi
Report card2026
Ofsted no longer awards a single overall grade.
Dunottar School
0.9 mi
Inspected by ISI

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

View All Schools

Comparables

View All

36 Reeve Road
-
£419k
-
42 Reeve Road
-
£450k
-
18 Reeve Road
-
£485k
-
8 Reeve Road
-
£432k
-

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