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33 Thomas Waters Way, Horley, RH6 9FZ

UPRN:68174880Detached House4 bedsBuilt -
FreeholdCouncil Tax: Band FEPC: B (84)
Data freshness:Price Paid· freshPrice Paid: fresh, refreshed 4d ago (2026-11-01T14:18:11.683473+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:40:24.129500+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+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
33 Thomas Waters Way, Horley, RH6 9FZ

HP Score

Mixed
Verdict
4 days ago
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Mixed signals - investigate

Evidence
19 of 21 sources
Sale Estimate
£710,000
£674k - £745kHigh
Estimate
£710k
Range
£674k – £745k
Rent Estimate (pcm)
£2,900
£3k - £3k
Monthly
£2,900
Yield
4.90%

Verdict

Derived from HomePortfolio scores

33 Thomas Waters Way earns an INVESTIGATE rating with HP Score 70/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (23/100). 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
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HP Score
70/ 100
Mixed
Investment Score
66/ 100
Moderate
Crime Score
17/ 100
Moderate
Walkability
23/ 100
Low
Transit & Bike
Transit 8Bike 29
Walk Score, out of 100

Valuation & Market

Sale Estimate£710,000
Rent Estimate (pcm)£2,900
Gross Yield4.90%
1y Growth+30.9%
3y Growth+0.2%
5y Growth+0.9%
10y Growth+2.2%
Last Sold Price£489,995 (2016-11-29)
View Market Details

Risk Overview

  • Flood RiskUnknown
  • SubsidenceModerate
  • RadonLow
  • MiningLow
  • LandslideLow
  • Air QualityLow
  • NoiseLow
View Full Risk Report

Planning Activity

Recent Apps
0RH6 9FZ
Approval Rate
-12mo
Development
low
  • 26/01641/TPO
    T1 Dead Taxus Baccata (Yew): Remove. REASONS: Health and Safety. T2 Taxus Baccata (Yew): Crown lift to 4m over the access road to the south. REASONS: General Management. T3 Dead Acer Pseudoplatanus (Sycamore): Remove. REASONS: Health and Safety. T4 Dead Ilex Aquifolium (Holly): Remove. REASONS: Health and Safety.
    Pending
  • 26/01682/HHOLD
    Single-storey rear extension and rear verandah
    Pending
  • 26/01535/TPO
    T1 Oak- Reduce lowest limb growing over park bench by 4m. Limb has large decay on underside and is extremely over extended. Reduction required on safety grounds.
    Conditions
View Planning Timeline

Ownership

  • Corporate Ownership58.1%
  • Overseas OwnershipNo
  • Lease Term Remaining-
  • CovenantsRestrictive
  • Lease TypeFreehold
  • Last Ownership Change2016-11-29
  • SourceLand Registry
View Ownership Details

Connectivity

Broadband (Standard)
15 Mbps
Mobile 4G/5G Coverage
-
EV Charger
-
PTAL Rating
-
View Connectivity Map

Area Profile

Median EarningsLocal authority£40,014
Population Density594 /km²
Owner Occupied92%
Age Distribution
0-15 18%16-64 62%65+ 20%
View Area Profile

Schools Nearby

  • Minerva May School
    0.3 mi
    Report card2026

    Ofsted no longer awards a single overall grade.

  • Oakwood School
    0.6 mi
    Report card2026

    Ofsted no longer awards a single overall grade.

  • Langshott Primary School
    0.7 mi
    Good
  • Horley Infant School
    0.9 mi
    -

5 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All
  • 46 Thomas Waters Way
    -
    £583k
    -
  • 25 Thomas Waters Way
    -
    £863k
    -
  • 20 Thomas Waters Way
    -
    £437k
    -
  • 24 Thomas Waters Way
    -
    £540k
    -