West Cottage, North Sydmonton House, Adbury Road, North Sydmonton, Newbury, RG20 4UL

UPRN:10001320810Semi-Detached PropertyBeds -Built 1900-1929

FreeholdCouncil Tax: -EPC: D (60)

Data freshness:Listing· freshPrice Paid· freshPlanning· 6mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

West Cottage, North Sydmonton House, Adbury Road, North Sydmonton, Newbury, RG20 4UL

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

15 of 21 sources

Sale Estimate

£637,000

£510k - £765kLow

Estimate

£637k

Range

£510k – £765k

Rent Estimate (pcm)

£2,450

£2k - £3k

Monthly

£2,450

Yield

3.27%

Verdict

Derived from HomePortfolio scores

West Cottage earns an INVESTIGATE rating with HP Score 59/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (4/100). 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 listingsMarket 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

59/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

17/ 100

Moderate

Walkability

4/ 100

Low

Transit & Bike

Transit 2Bike 16

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 5 Nov 2026

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

Valuation edge0/15
claims [sold-comps -153.5%, £/sqft -153.6%] → 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; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 14.6%· as of 1 Nov 2026
Rental economics0/40
gross yield 3.3%; range width penalty ×0.83
- valuation_snapshotsrent estimate 2450/mo (range 2200-2650)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,126/mo, -87% 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), 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 5 Nov 2026
Risk & liquidity9.2/15
155 sales/12mo in area; valuation range width 40%
- 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

£675,000£1,035,000

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£900,000

At the asking price

Monthly rent£2,450/mo

Evidenced range £2,200-£2,650

Interest rate5.4%

Loan to value75%

Cash required: £306,300
Net cash flow: -£1,341/mo
Cash on cash: -5.3%
Score at this price: 9

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.81 - 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

property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 14.6%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 2450/mo (range 2200-2650)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
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 2450/mo (range 2200-2650)
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£637,000

Rent Estimate (pcm)£2,450

Gross Yield3.27%

1y Growth-

3y Growth-0.3%

5y Growth+2.4%

10y Growth+2.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1RG20 4UL

Approval Rate

-12mo

Development

low

26/02155/RET
Change of use from residencial dwelling (Class C3) to a short-term holiday rental (Class C5) (Retrospective)
Pending
26/01813/LBC
Variation of condition 1 of 25/01238/LBC (Erection of single storey garage and two storey extension to garage with garden storeroom below with bedroom and bathroom above following demolition of existing car port. Addition of new canopy to east and south elevation) to allow amendments to external appearance
Pending
26/01731/ROC
Variation of condition 1 of 25/01237/HSE (Erection of single storey garage and two storey extension to garage with garden storeroom below with bedroom and bathroom above following demolition of existing car port. Addition of new canopy to east and south elevation) to allow amendments to external appearance
Pending

View Planning Timeline

Ownership

Corporate Ownership76.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,279

Population Density-

Owner Occupied46%

Age Distribution

0-15 21%16-64 64%65+ 15%

View Area Profile

Schools Nearby

Cheam School
1.2 mi
Inspected by ISI
Ecchinswell and Sydmonton Church of England Primary School
1.6 mi
Good
The Clere School
1.7 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Burghclere Primary School
1.9 mi
Area grades2025
Inspected after Ofsted withdrew the 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

North Sydmonton House
-
£512k
-
Field View
-
£307k
-
North Sydmonton Farmhouse
-
£250k
-
North Sydmonton House
-
£192k
-

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