22 West Meads, Horley, RH6 9AF
UPRN:68157947Detached PropertyBeds -Built -
FreeholdCouncil Tax: Band GEPC: -
Data freshness:Listing· 2mo agoListing: ageing, refreshed 2mo ago (2026-09-03T04:00:02.159536+00:00)Price Paid· freshPrice Paid: fresh, refreshed 4d ago (2026-11-01T14:16:59.370906+00:00)Planning· 6mo agoPlanning: stale, refreshed 6mo ago (2026-05-21T06:51:08.128292+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 4mo agoSchools: stale, refreshed 4mo ago (2026-07-07T09:14:45.605452+00:00)Amenities· 1mo agoAmenities: ageing, refreshed 1mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
HP Score
79
/ 100
Strong
Verdict
today
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed
Evidence
18 of 21 sourcesSale Estimate
£908,000
£817k - £998kMedium
Estimate
£908k
Range
£817k – £998k
Rent Estimate (pcm)
£3,500
£3k - £4k
Monthly
£3,500
Yield
4.63%
Verdict
Derived from HomePortfolio scores
22 West Meads earns an INVESTIGATE rating with HP Score 79/100. Investment score 61/100 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 SourcesPortal 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
79
HP Score
79/ 100
Strong
61
Investment Score
61/ 100
Moderate
12
Crime Score
12/ 100
Low
70
Walkability
70/ 100
High
Transit & Bike
Transit 15Bike 48
Walk Score, out of 100
Valuation & Market
Sale Estimate£908,000
Rent Estimate (pcm)£3,500
Gross Yield4.63%
1y Growth-
3y Growth+0.2%
5y Growth+0.9%
10y Growth+2.2%
Last Sold Price£351,500 (2000-12-21)
Risk Overview
- Flood RiskUnknown
- SubsidenceModerate
- RadonLow
- MiningLow
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
1RH6 9AF
Approval Rate
-12mo
Development
low
- Pending26/01714/PDESingle storey rear extension. Max height 2.50m, height at eaves 2.50m and 4.00m extending beyond the rear wall.
- Pending26/01620/FAlterations to the existing detached garage/outbuilding, including replacement roof and associated external alterations, to facilitate the use of part of the building as a small-scale home-based nail studio ancillary to the residential use of the property, with the remainder retained as domestic storage.
- Pending26/01682/HHOLDSingle-storey rear extension and rear verandah
Ownership
- Corporate Ownership58.1%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease TypeFreehold
- Last Ownership Change2000-12-21
- SourceLand Registry
Connectivity
Broadband (Standard)
14 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£40,014
Population Density1,336 /km²
Owner Occupied82%
Age Distribution
0-15 24%16-64 58%65+ 18%
Schools Nearby
- Langshott Primary School0.1 miGood
- Oakwood School0.2 miReport card2026
Ofsted no longer awards a single overall grade.
- Horley Infant School0.5 mi
Inspected as Horley Infant School (URN 124981) on 23 May 2018
- Yattendon School0.5 mi
Inspected as Yattendon School (URN 125289) on 23 Mar 2022
4 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 16 West Meads-£810k-
- 20 West Meads-£700k-
- 14 West Meads-£670k-
- 18 West Meads-£755k-