17A Vicarage Lane, Horley, RH6 8AR

UPRN:68182381Detached HouseBeds -Built 2023

Tenure: -Council Tax: Band FEPC: B (87)

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

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£762,000

£685k - £838kMedium

Estimate

£762k

Range

£685k – £838k

Rent Estimate (pcm)

£3,100

£3k - £3k

Monthly

£3,100

Yield

6.76%

Verdict

Derived from HomePortfolio scores

17A Vicarage Lane earns an INVESTIGATE rating with HP Score 77/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (73/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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

77/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

23/ 100

Moderate

Walkability

73/ 100

High

Transit & Bike

Transit 23Bike 58

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead 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: the estimate sits 28% above the ask. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +27.8% (MEDIUM), sold-comps +40.8%, £/sqft +40.8%] → measured edge +0.50pp 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 9 Oct 2026
- valuation_snapshotsestimate for 68182381· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 9.9%· as of 28 Oct 2026
Rental economics11.5/40
gross yield 6.8%; range width penalty ×0.81; the estimate this rent rides on sits 28% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 3100/mo (range 2800-3400)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 28% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -172/mo, -6% 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), 49 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
386 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

£412,500£632,500

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£550,000

At the asking price

Monthly rent£3,100/mo

Evidenced range £2,800-£3,400

Interest rate5.4%

Loan to value75%

Cash required: £183,800
Net cash flow: £290/mo
Cash on cash: 1.9%
Score at this price: 27

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.67 - 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 68182381Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 9.9%Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 3100/mo (range 2800-3400)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 28% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advert

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 3100/mo (range 2800-3400)
Rental economics needs verification before you rely on it
sale estimate 28% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£762,000

Rent Estimate (pcm)£3,100

Gross Yield6.76%

1y Growth-

3y Growth+0.2%

5y Growth+0.9%

10y Growth+2.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1RH6 8AR

Approval Rate

-12mo

Development

low

26/01598/S73
Demolition of existing rear bay window and side conservatory structure; conversion of garage to habitable space, construction of enlarged single storey front extension, single storey side extension, single storey rear extension, 2x dormer roof extensions to the rear and extension and alterations to the front facing dormer roof/window. Variation of condition 1 of permission 25/00591/HHOLD. Amendment to internal layout, roof and external openings and introduction of rooflights.
Pending
26/01646/CLP
Siting of a transportable, twin-unit PrefabX studio unit within the residential garden curtilage for purposes strictly ancillary to the primary dwelling house.
Pending
26/01714/PDE
Single storey rear extension. Max height 2.50m, height at eaves 2.50m and 4.00m extending beyond the rear wall.
Pending

View Planning Timeline

Ownership

Corporate Ownership58.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£40,014

Population Density4,790 /km²

Owner Occupied70%

Age Distribution

0-15 20%16-64 60%65+ 20%

View Area Profile

Schools Nearby

Manorfield Primary and Nursery School
0.3 mi
Good
Meath Green Junior School
0.4 mi
-
Yattendon School
0.5 mi
Inspected as Yattendon School (URN 125289) on 23 Mar 2022
Meath Green Infant School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

35 Vicarage Lane
-
£425k
-
11 Vicarage Lane
-
£550k
-
21 Vicarage Lane
-
£500k
-
37 Vicarage Lane
-
£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