8 Greenacres, Lower Kingswood, Tadworth, KT20 7EL

UPRN:68160105Semi-Detached House4 bedsBuilt 2003-2006

FreeholdCouncil Tax: Band FEPC: C (75)

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

8 Greenacres, Lower Kingswood, Tadworth, KT20 7EL

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£645,000

£613k - £677kHigh

Estimate

£645k

Range

£613k – £677k

Rent Estimate (pcm)

£2,200

£2k - £2k

Monthly

£2,200

Yield

3.77%

Verdict

Derived from HomePortfolio scores

8 Greenacres earns an INVESTIGATE rating with HP Score 68/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (22/100). 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

68/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

17/ 100

Moderate

Walkability

22/ 100

Low

Transit & Bike

Transit 3Bike 19

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 5 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 -8.5% (HIGH), sold-comps -24.8%, £/sqft -24.7%] → 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 68160105· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.2%· as of 23 Oct 2026
Rental economics0/40
gross yield 3.8%; range width penalty ×0.75
- valuation_snapshotsrent estimate 2200/mo (range 1950-2450)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,466/mo, -67% 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 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 218 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 5 Nov 2026
Risk & liquidity14.7/15
218 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

£525,000£805,000

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£700,000

At the asking price

Monthly rent£2,200/mo

Evidenced range £1,950-£2,450

Interest rate5.4%

Loan to value75%

Cash required: £236,300
Net cash flow: -£839/mo
Cash on cash: -4.3%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.93 - 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 68160105Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.2%Valuation edge · as of 23 Oct 2026
valuation_snapshotsrent estimate 2200/mo (range 1950-2450)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 2026

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 2200/mo (range 1950-2450)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 218 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. 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£645,000

Rent Estimate (pcm)£2,200

Gross Yield3.77%

1y Growth-

3y Growth-0.3%

5y Growth-0.9%

10y Growth+1.0%

Last Sold Price£345,000 (2005-06-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0KT20 7EL

Approval Rate

-12mo

Development

low

25/02153/DET03
Submission of materials details pursuant to condition 3 of permission 25/02153/F. Redevelopment of the existing dwelling to provide a replacement bungalow.
Pending
26/01404/HHOLD
Single storey rear extension with lantern roof light and side extension to garage. As amended on 30/10/2026
Pending
26/01262/CLP
Upgrade the size and quality of my shed in the rear garden of my property to use as the studio for dog grooming business.
Approved

View Planning Timeline

Ownership

Corporate Ownership66.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2005-06-24
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 Density-

Owner Occupied88%

Age Distribution

0-15 18%16-64 63%65+ 19%

View Area Profile

Schools Nearby

Kingswood Primary School
0.2 mi
Inspected as Kingswood Primary School (URN 124937) on 1 Dec 2021
Merrywood House Independent Special School
0.7 mi
Inspected by ISI
Holmesdale Community Infant School
1.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Micklefield School
1.5 mi
Inspected by ISI

5 of 7 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

13 Greenacres
-
£598k
-
15 Greenacres
-
£585k
-
14 Greenacres
-
£545k
-
18 Greenacres
-
£510k
-

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