10 The Frenches, Redhill, RH1 2HF

UPRN:68142332Detached PropertyBeds -Built 1950-1966

FreeholdCouncil Tax: Band EEPC: D (65)

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

HP Score

/ 100

Strong

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£511,000

£409k - £613kLow

Estimate

£511k

Range

£409k – £613k

Rent Estimate (pcm)

£2,000

£2k - £2k

Monthly

£2,000

Yield

5.05%

Verdict

Derived from HomePortfolio scores

10 The Frenches earns an INVESTIGATE rating with HP Score 81/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (70/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

81/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

70/ 100

High

Transit & Bike

Transit 28Bike 57

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0.3/40
gross yield 5.1%; range width penalty ×0.80
- valuation_snapshotsrent estimate 2000/mo (range 1800-2200)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -664/mo, -33% 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
Risk & liquidity9.3/15
472 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£475,000

At the asking price

Monthly rent£2,000/mo

Evidenced range £1,800-£2,200

Interest rate5.4%

Loan to value75%

Cash required: £157,550
Net cash flow: -£219/mo
Cash on cash: -1.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.25 - 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_snapshotsrent estimate 2000/mo (range 1800-2200)Rental economics · as of 10 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 Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 2000/mo (range 1800-2200)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£511,000

Rent Estimate (pcm)£2,000

Gross Yield5.05%

1y Growth-

3y Growth+1.0%

5y Growth+2.1%

10y Growth+2.4%

Last Sold Price£65,600 (1995-01-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1RH1 2HF

Approval Rate

-12mo

Development

low

25/02129/DET10
Submission of PV panel details pursuant to condition 10 of permission 25/02129/S73. Demolition of existing church centre and erection of a replacement centre. Variation of condition 1 of permission 24/01453/F revision of drawings following minor design changes.
Approved
25/02129/DET16
Submission of external lighting details pursuant to condition 16 of permission 25/02129/S73. Demolition of existing church centre and erection of a replacement centre. Variation of condition 1 of permission 24/01453/F revision of drawings following minor design changes.
Pending
26/01561/F
The installation of Air Source Heat Pump.
Pending

View Planning Timeline

Ownership

Corporate Ownership50.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1995-01-31
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£40,014

Population Density6,498 /km²

Owner Occupied72%

Age Distribution

0-15 18%16-64 69%65+ 13%

View Area Profile

Schools Nearby

St Matthew's CofE Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Bede's School
0.4 mi
Outstanding
Carrington School
0.4 mi
Good
East Surrey College
0.5 mi
-

6 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

27 The Frenches
-
£491k
-
21 The Frenches
-
£507k
-
12 The Frenches
-
£640k
-
23 The Frenches
-
£495k
-

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