The Boma, Ashford Hill Road, Headley, Thatcham, RG19 8AT

UPRN:10001320625Detached House6 bedsBuilt 2020

FreeholdCouncil Tax: -EPC: A (105)

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

The Boma, Ashford Hill Road, Headley, Thatcham, RG19 8AT

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£1,187,000

£1.07M - £1.31MMedium

Estimate

£1.19M

Range

£1.07M – £1.31M

Rent Estimate (pcm)

£3,550

£3k - £4k

Monthly

£3,550

Yield

2.30%

Verdict

Derived from HomePortfolio scores

The Boma earns an INVESTIGATE rating with HP Score 66/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (12/100). 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

66/ 100

Mixed

Investment Score

69/ 100

Moderate

Crime Score

15/ 100

Low

Walkability

12/ 100

Low

Transit & Bike

Transit 5Bike 20

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 Nov 2026

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

Valuation edge-0.6/15
claims [AVM -55.9% (MEDIUM)] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 10001320625· as of 13 Oct 2026
Rental economics0/40
gross yield 2.3%; range width penalty ×0.66
- valuation_snapshotsrent estimate 3550/mo (range 3050-4000)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -5,325/mo, -150% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 92 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 4 Nov 2026
Risk & liquidity12.8/15
187 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

£1,387,500£1,989,000

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£1,850,000

At the asking price

Monthly rent£3,550/mo

Evidenced range £3,050-£4,000

Interest rate5.4%

Loan to value75%

Cash required: £692,050
Net cash flow: -£3,786/mo
Cash on cash: -6.6%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.57 - below 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 10001320625Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 3550/mo (range 3050-4000)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 3550/mo (range 3050-4000)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 92 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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. 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£1,187,000

Rent Estimate (pcm)£3,550

Gross Yield2.30%

1y Growth-

3y Growth+1.6%

5y Growth+0.4%

10y Growth+1.9%

Last Sold Price£470,000 (2015-04-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RG19 8AT

Approval Rate

-12mo

Development

low

25/02202/LBC
Extensions to existing house
Pending
25/02201/HSE
Extensions to existing house
Pending
25/01343/HSE
Replacement Annexe Building
Approved

View Planning Timeline

Ownership

Corporate Ownership52.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2015-04-24
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

29 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,279

Population Density66 /km²

Owner Occupied75%

Age Distribution

0-15 20%16-64 61%65+ 19%

View Area Profile

Schools Nearby

Ashford Hill Primary School
1.2 mi
Report card2025
Ofsted no longer awards a single overall grade.
Cheam School
1.4 mi
Inspected by ISI
Brimpton C.E. Primary School
1.8 mi
Good
The Hurst School
2.5 mi
-

2 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Rosetree House Goose Hill
-
£1.38M
-
Underwood House Goose Hill
-
£735k
-
Little Finches Goose Hill
-
£560k
-
Boma Goose Hill
-
£470k
-

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