Tall Trees, Reading Road, Rotherwick, Hook, RG27 9BZ

UPRN:100060420525Detached House4 bedsBuilt 1930-1949

FreeholdCouncil Tax: -EPC: D (55)

Data freshness:Planning· 4mo agoOwnership· freshEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Tall Trees, Reading Road, Rotherwick, Hook, RG27 9BZ

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£1,129,000

£1.02M - £1.24MMedium

Estimate

£1.13M

Range

£1.02M – £1.24M

Rent Estimate (pcm)

£4,200

£4k - £5k

Monthly

£4,200

Yield

2.52%

Verdict

Derived from HomePortfolio scores

Tall Trees earns an INVESTIGATE rating with HP Score 63/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (15/100). 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

63/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

18/ 100

Moderate

Walkability

15/ 100

Low

Transit & Bike

Transit 32Bike 30

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 11 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 advert has 8 bedrooms but the valuation snapshot describes 4 - an extension, conversion or HMO the evidence does not reflect, or a different home. It ranks after every home whose inputs are verified.

Valuation edge-0.6/15
claims [AVM -77.1% (MEDIUM), sold-comps -66.7%, £/sqft -66.6%] → 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 10 Nov 2026
- valuation_snapshotsestimate for 100060420525· as of 10 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 19.5%· as of 31 Oct 2026
Rental economics0/40
gross yield 2.5%; range width penalty ×0.75
- valuation_snapshotsrent estimate 4200/mo (range 3700-4650)· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -5,480/mo, -130% 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 11 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 41 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 11 Nov 2026
Risk & liquidity12.9/15
252 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

£1,500,000£2,000,000

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£2,000,000

At the asking price

Monthly rent£4,200/mo

Evidenced range £3,700-£4,650

Interest rate5.4%

Loan to value75%

Cash required: £755,050
Net cash flow: -£3,842/mo
Cash on cash: -6.1%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.62 - 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 100060420525Valuation edge · as of 10 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 19.5%Valuation edge · as of 31 Oct 2026
valuation_snapshotsrent estimate 4200/mo (range 3700-4650)Rental economics · as of 10 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 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 4200/mo (range 3700-4650)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 41 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£1,129,000

Rent Estimate (pcm)£4,200

Gross Yield2.52%

1y Growth-

3y Growth+0.0%

5y Growth+0.7%

10y Growth+0.0%

Last Sold Price£632,500 (2011-04-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RG27 9BZ

Approval Rate

-12mo

Development

low

26/01672/AMCON
Application to vary condition 2 (approved plans) of planning permission 25/01903/HOU dated 27/01/2026 - Demolition of conservatory and erection of a single storey oak framed extension
Pending
26/01644/LDC
Application for a certificate of lawful development for a proposed installation of a single domestic air source heat pump (ASHP) outdoor compressor unit to be located on the side elevation at ground-level of the property. Associated operations are limited to: Core-drilling an external wall for refrigerant pipework and electrical connections linking the outdoor unit to the indoor cylinder. Siting the outdoor unit on an existing concrete path on rubber anti-vibration feet on the ground. For the avoidance of doubt, this proposal does NOT include: the creation or alteration of any vehicle access, laying out of a new street, construction of new hard-standings, new means of enclosure, or changes to the drainage of the land or buildings.
Pending
26/01466/FUL
Change of use of woodland to secure dog walking area with associated works including erection of shelter, installation of fencing and gates, and formation of access track and parking area (part retrospective).
Pending

View Planning Timeline

Ownership

Corporate Ownership66.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2011-04-14
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,341

Population Density-

Owner Occupied75%

Age Distribution

0-15 23%16-64 65%65+ 12%

View Area Profile

Schools Nearby

Whitewater Church of England Primary School
0.8 mi
Good
Hook Junior School
1.1 mi
Outstanding
Hook Infant School
1.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Inclusion Hampshire
1.3 mi
-

2 of 6 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

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Comparables

View All

Plot D Reading Road
-
£23k
-
Plot F Reading Road
-
£19k
-
Plots G H & I Reading Road
-
£60k
-
Tall Trees Reading Road
-
£633k
-

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