Flat 12, Park House, 77–81 Bell Street, Reigate, RH2 7AN

UPRN:68181546Flat/Maisonette1 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band CEPC: C (74)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 2mo agoArea· Census 2021

Flat 12, Park House, 77–81 Bell Street, Reigate, RH2 7AN

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£281,000

£253k - £310kMedium

Estimate

£281k

Range

£253k – £310k

Rent Estimate (pcm)

£1,250

£1k - £1k

Monthly

£1,250

Yield

5.45%

Verdict

Derived from HomePortfolio scores

Flat 12 earns an INVESTIGATE rating with HP Score 68/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is excellent (92/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

68/ 100

Mixed

Investment Score

71/ 100

High

Crime Score

85/ 100

Elevated

Walkability

92/ 100

Excellent

Transit & Bike

Transit 20Bike 55

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 5 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +2.1% (MEDIUM), sold-comps -9.6%, £/sqft -9.6%] → 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 (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 68181546· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.1%· as of 3 Nov 2026
Rental economics3.2/40
gross yield 5.5%; range width penalty ×0.88
- valuation_snapshotsrent estimate 1250/mo (range 1150-1350)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -371/mo, -30% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 5 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 34 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 & liquidity12.8/15
278 sales/12mo in area; valuation range width 20%
- 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

£206,000£316,000

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£275,000

At the asking price

Monthly rent£1,250/mo

Evidenced range £1,150-£1,350

Interest rate5.4%

Loan to value75%

Cash required: £87,550
Net cash flow: -£63/mo
Cash on cash: -0.9%
Score at this price: 16

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.35 - clears 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 68181546Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.1%Valuation edge · as of 3 Nov 2026
valuation_snapshotsrent estimate 1250/mo (range 1150-1350)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026 · verify before relying on this
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 1250/mo (range 1150-1350)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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£281,000

Rent Estimate (pcm)£1,250

Gross Yield5.45%

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
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0RH2 7AN

Approval Rate

-12mo

Development

low

26/01766/CAN
Willow tree (T1) adjacent to number 14 and number 16 to lift lower canopy over the road and parking bays up to 3 metres, reducing the lateral branches providing 2 metres clearance from the building to reduce by 1 metre.
Pending
26/00307/DET04
Submission of ground contamination details pursuant to condition 4 of permission 26/00307/HHOLD. Single storey rear extension, a new front porch and replacement windows.
Pending
26/00307/DET05
Submission of gas mitigation details pursuant to condition 5 of permission 26/00307/HHOLD. Single storey rear extension, a new front porch and replacement windows.
Pending

View Planning Timeline