Yattendon Road
Reigate and Banstead, Surrey, England
Reality check: At £260,000, this is a premium entry point. Strong 70% growth over 5 years supports the investment case. Weak family and environment appeal narrows demand.
Who Is This Street For?
Scored by profile based on what matters most to each group.
Strong case: liquid market (score 70), 70% 5-year growth.
Safety (25), environment (20), and school access (30) are all weak. Not a family area.
How this is calculated
Safety 30%, Schools 30%, Environment 20%, Amenities 10%, Energy 10%
Decent connectivity, but some areas could be better.
How this is calculated
Transport 35%, Walkability 30%, Amenities 25%, Market 10%
Strong case: liquid market (score 70), 70% 5-year growth.
How this is calculated
Liquidity 35%, Market 35%, Price trend bonus up to +30
Limited by safety (25), environment (20), service access (16). Not ideal for settled retirement.
How this is calculated
Safety 25%, Environment 25%, Amenities 20%, Energy 15%, Walkability 15%
Possible first step at £260,000 — price is manageable but connectivity (90) or environment (20) may be a compromise.
How this is calculated
Affordability 40%, Transport 25%, Amenities 20%, Safety 15%
Things You Should Know
Area safety score 25/100 — crime rates in this area (LSOA, not this specific street) are well above average. Exercise caution, especially at night.
Family score 30 and safety 25. School access or quality combined with safety concerns make this challenging for families.
Prices grew 70% over 5 years, but environment scores only 20/100. Growth may not be sustainable without local improvements.
Daily access score 16/100. Basic amenities like shops, GPs and post offices are not within easy walking distance.
How Life Works Here
Yattendon Road is located in Reigate and Banstead, near Horley, Surrey. Crime is a significant concern, with 364 incidents recorded in 12 months — well above the national average. Violence and sexual offences dominate reports. 139 violent offences were recorded (38% of total). This is a quieter, more car-dependent location. The nearest shops and services may require a short drive. The closest is Gatwick Muslim Centre (place of worship, 89m). Transport connections are strong, with rail and bus links nearby. The nearest stop (The Kings Head) is 215m away. The median property price is £260,000, with exceptional growth of 70% over five years. Based on 21 transactions recorded since 2014. Rented accommodation predominates. There are 8 schools within 2 km, 8 rated Good or Outstanding by Ofsted. Both primary and secondary options are available locally. The nearest school is just 166m away. However, high crime rates and a dense urban environment significantly undermine family suitability despite the school provision. This street may particularly suit property investors. Market indicators suggest an upward trend. Overall, this street scores 46 out of 100 for liveability, slightly below the district average. Note that the composite score masks a serious safety concern that may outweigh other strengths for many residents.
Score Breakdown
Each dimension scored 0-100 from open government data. Source listed under each bar.
police.uk crime data (12-month rolling), LSOA-level area, not street-level
OpenStreetMap amenities within 2km
DfT NaPTAN + TfL stops
DEFRA noise & air quality, OS green space
HM Land Registry price paid data
GIAS schools + Ofsted ratings
OSM footpath density + connectivity
EPC Register — awaiting public API access
Environment Agency flood zones
Property Market
Flat/Maisonette | Leasehold | Market: warm
Source: HM Land Registry Price Paid Data (Open Government Licence v3.0)
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Nearby Amenities
Public Services Nearby
Public facilities within walking distance from Yattendon Road, with detailed information for each.
gyms & sports centres (1)
- Horley Leisure Centre 1369m · 17 min walk
hospitals (2)
- Brit Chiro Clinic 309m · 4 min walk
- The Carlton Clinic 900m · 11 min walk
parks & green spaces (5)
- Michael Crescent Centenary Park 986m · 12 min walk
- Pub Garden 992m · 12 min walk
- Riverside Park 1279m · 16 min walk
- Riverside Garden Park 1313m · 16 min walk
- Aerotron Aviation Park Sports Ground 1506m · 19 min walk
schools (5)
- Horley Infant School 167m · 2 min walk
- Yattendon School 246m · 3 min walk
- Langshott Primary School 307m · 4 min walk
- Oakwood School 430m · 5 min walk
- Manorfield Primary and Nursery School 746m · 9 min walk
Transport Links
Similar Streets
- Wilton Road — Reigate and Banstead46
- Salbrook Road — Reigate and Banstead45
- Garlands Road — Reigate and Banstead51
- Holland Close — Reigate and Banstead48
- Ridgeway Road — Reigate and Banstead49
Data Transparency
View all data sources
- OS Open Roads — Crown copyright and database right
- HM Land Registry Price Paid Data — Crown copyright
- police.uk crime data — Open Government Licence v3.0
- OpenStreetMap — ODbL licence
- DfT NaPTAN — Open Government Licence v3.0
- GIAS schools data — Crown copyright
- Environment Agency flood data — OGL v3.0
- DEFRA noise and air quality — OGL v3.0
- ONS Census 2021 — Open Government Licence v3.0
All scores are computed from publicly available government and open data. No proprietary data is used. Scores reflect statistical patterns, not guarantees.
Data updated: