Park Lodge, High Road, Reigate, RH2 0TZ

UPRN:68157921Semi-Detached House5 bedsBuilt 1950-1966

FreeholdCouncil Tax: -EPC: D (66)

Data freshness:Listing· freshEPC· 2mo 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

17 of 21 sources

Sale Estimate

£1,252,000

£1.19M - £1.31MHigh

Estimate

£1.25M

Range

£1.19M – £1.31M

Rent Estimate (pcm)

£4,400

£4k - £5k

Monthly

£4,400

Yield

4.80%

Verdict

Derived from HomePortfolio scores

Park Lodge earns an INVESTIGATE rating with HP Score 52/100. Investment score 53/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (1/100). 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)Defra 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

52/ 100

Mixed

Investment Score

53/ 100

Moderate

Crime Score

48/ 100

Elevated

Walkability

1/ 100

Low

Transit & Bike

Transit 40Bike 23

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 7 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 +12.1% (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 68157921· as of 9 Oct 2026
Rental economics0/40
gross yield 4.8%; range width penalty ×0.72
- valuation_snapshotsrent estimate 4400/mo (range 3850-4900)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,537/mo, -35% 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 7 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 165 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 7 Nov 2026
Risk & liquidity14.6/15
278 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

£825,000£1,265,000

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£1,100,000

At the asking price

Monthly rent£4,400/mo

Evidenced range £3,850-£4,900

Interest rate5.4%

Loan to value75%

Cash required: £385,050
Net cash flow: -£666/mo
Cash on cash: -2.1%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.19 - 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 68157921Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 4400/mo (range 3850-4900)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 7 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 7 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 4400/mo (range 3850-4900)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 165 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£1,252,000

Rent Estimate (pcm)£4,400

Gross Yield4.80%

1y Growth-

3y Growth+5.5%

5y Growth+1.5%

10y Growth+3.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

8RH2 0TZ

Approval Rate

60%12mo

Development

low

26/01473/S73
Removal of outbuildings and extension and alterations of existing house, single/two storey rear extension with accommodation in the roof. Proposed replacement outbuilding. Variation of condition 1 of permission 24/02254/HHOLD. Amendments to approved drawings.
Pending
22/02473/DET04
Submission of Tree Protection Plan details pursuant to condition 4 of permission 22/02473/F. Erection of 1 no. dwelling following demolition of existing non-agricultural buildings; revised application further to 22/01959/F.
Pending
22/02473/DET03
Submission of material details pursuant to condition 3 of permission 22/02473/F. Erection of 1 no. dwelling following demolition of existing non-agricultural buildings; revised application further to 22/01959/F. As amended on 12/10/2026
Approved

View Planning Timeline

Ownership

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

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£40,014

Population Density-

Owner Occupied69%

Age Distribution

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

View Area Profile

Schools Nearby

Royal Alexandra and Albert School
0.9 mi
Good
Kingswood Primary School
1.2 mi
Inspected as Kingswood Primary School (URN 124937) on 1 Dec 2021
St Bede's School
1.5 mi
Outstanding
East Surrey College
1.6 mi
-

6 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Highways Stables High Road
-
£230k
-
Garden Cottage High Road
-
£1.40M
-
Colts Lodge High Road
-
£710k
-
Colts Lodge High Road
-
£215k
-

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