42 Ashdown Road, Reigate, RH2 7QW

UPRN:68136012Semi-Detached House2 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band CEPC: C (69)

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

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£450,000

£428k - £473kHigh

Estimate

£450k

Range

£428k – £473k

Rent Estimate (pcm)

£1,550

£1k - £2k

Monthly

£1,550

Yield

4.13%

Verdict

Derived from HomePortfolio scores

42 Ashdown Road earns an INVESTIGATE rating with HP Score 72/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (41/100). 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

72/ 100

Mixed

Investment Score

68/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

41/ 100

Mixed

Transit & Bike

Transit 16Bike 45

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£1,550/mo

Evidenced range £1,400-£1,750

Interest rate5.4%

Loan to value75%

Cash required: £148,800
Net cash flow: -£446/mo
Cash on cash: -3.6%
Score at this price: -

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.

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£450,000

Rent Estimate (pcm)£1,550

Gross Yield4.13%

1y Growth-

3y Growth+5.5%

5y Growth+1.5%

10y Growth+3.2%

Last Sold Price£297,500 (2015-07-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1RH2 7QW

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
26/01573/HHOLD
Replacement of existing flat roof to hipped. As amended on 13/10/2026
Pending

View Planning Timeline

Ownership

Corporate Ownership50.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2015-07-29
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£40,014

Population Density2,885 /km²

Owner Occupied47%

Age Distribution

0-15 26%16-64 62%65+ 12%

View Area Profile

Schools Nearby

Dovers Green School
0.2 mi
Good
Reigate School
0.5 mi
Good
Sandcross Primary School
0.8 mi
Report card2026
Ofsted no longer awards a single overall grade.
Reigate Valley College
0.8 mi
Outstanding

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

View All Schools

Comparables

View All

31 Ashdown Road
-
£485k
-
41 Ashdown Road
-
£470k
-
46 Ashdown Road
-
£400k
-
34 Ashdown 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