Hillside, Fox Lane, Reigate, RH2 9NQ

UPRN:68174827Detached House4 bedsBuilt -

FreeholdCouncil Tax: Band FEPC: B (83)

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

HP Score

/ 100

Strong

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£1,022,000

£971k - £1.07MHigh

Estimate

£1.02M

Range

£971k – £1.07M

Rent Estimate (pcm)

£3,650

£3k - £4k

Monthly

£3,650

Yield

6.49%

Verdict

Derived from HomePortfolio scores

Hillside earns an INVESTIGATE rating with HP Score 76/100. Investment score 76/100 reflects strong fundamentals. Crime intensity is low. Walkability is limited (42/100). 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

76/ 100

Strong

Investment Score

76/ 100

High

Crime Score

19/ 100

Moderate

Walkability

42/ 100

Mixed

Transit & Bike

Transit 5Bike 32

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

advert has 2 bedrooms but the valuation snapshot describes 4 - the UPRN's evidence is for a different home

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£675,000

At the asking price

Monthly rent£3,650/mo

Evidenced range £3,200-£4,100

Interest rate5.4%

Loan to value75%

Cash required: £227,550
Net cash flow: £249/mo
Cash on cash: 1.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.60 - clears 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£1,022,000

Rent Estimate (pcm)£3,650

Gross Yield6.49%

1y Growth-

3y Growth+5.5%

5y Growth+1.5%

10y Growth+3.2%

Last Sold Price£940,000 (2022-07-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1RH2 9NQ

Approval Rate

-12mo

Development

low

26/01753/CAN
T1 Lime to pollard the crown to 3 meters above ground level. T2 Laurel to reduce the overall size of crown by 3 meters. T3 Laurel to reduce the overall size of crown by 3 meters. T4 Portuguese Laurel to reduce the overall size of crown by 4 meters. T5 Lime crown lift to 5 meters.
Pending
26/00119/DET04
Submission of landscaping details pursuant to condition 4 of permission 26/00119/S73. Erection of 2 no. dwellings to the rear of 6 Wray Park Road and creation of associated access. Variation of condition 2 of permission 24/01827/F. Amendment to approved plans to increase the width of Plot 2, increase the ridge height, reduction in width of hipped front projection, infill at first floor level to rear and reconfigure and enlarge single storey elements to rear.
Pending
26/01594/F
Replacement of rotten single glazed wooden windows with double glazed units.
Pending

View Planning Timeline

Ownership

Corporate Ownership50.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2022-07-28
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£40,014

Population Density483 /km²

Owner Occupied87%

Age Distribution

0-15 30%16-64 55%65+ 15%

View Area Profile

Schools Nearby

Holmesdale Community Infant School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Brooklands School
0.5 mi
Inspected as Brooklands School - Split Site (URN 125472) on 14 Dec 2023
Micklefield School
0.6 mi
Inspected by ISI
Reigate College
0.8 mi
-

4 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Hillside Fox Lane
-
£940k
-
Fox Lane Reigate Hill
-
£429k
-
Hillside Fox Lane
-
£738k
-
3 Fox Lane
-
£420k
-

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