86 Wintringham Way, Purley on Thames, Reading, RG8 8BG

UPRN:100080249641Detached House5 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band GEPC: D (66)

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

86 Wintringham Way, Purley on Thames, Reading, RG8 8BG

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£697,000

£662k - £732kHigh

Estimate

£697k

Range

£662k – £732k

Rent Estimate (pcm)

£2,450

£2k - £3k

Monthly

£2,450

Yield

4.20%

Verdict

Derived from HomePortfolio scores

86 Wintringham Way earns an INVESTIGATE rating with HP Score 67/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (21/100). 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

67/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

21/ 100

Low

Transit & Bike

Transit 9Bike 24

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - sale already progressing, not an actionable opportunity

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£700,000

At the asking price

Monthly rent£2,450/mo

Evidenced range £2,200-£2,700

Interest rate5.4%

Loan to value75%

Cash required: £236,300
Net cash flow: -£666/mo
Cash on cash: -3.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.04 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£697,000

Rent Estimate (pcm)£2,450

Gross Yield4.20%

1y Growth-

3y Growth-3.9%

5y Growth-1.4%

10y Growth+0.9%

Last Sold Price£440,000 (2021-06-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RG8 8BG

Approval Rate

-12mo

Development

low

26/02407/5DAY
Removal or reduction to a habitat monolith, of the dead Pine near shed in rear garden at approximately ///logs.curiosity.books
Approved
26/02380/HOUSE
Demolition of the existing attached garage and rear conservatory; erection of a two-storey side extension and a single-storey rear extension, extension of the front canopy, and associated internal alterations.
Pending
26/02289/TPW
Scots Pine: Rear garden tree, approx 10ft from house too close and request to be felled. We have already planted another Scots pine which the tree officer Jon Thomas was happy for it to take its place.
Pending

View Planning Timeline

Ownership

Corporate Ownership71.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2021-06-24
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

2 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,513

Population Density-

Owner Occupied83%

Age Distribution

0-15 19%16-64 63%65+ 18%

View Area Profile

Schools Nearby

Purley CofE Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Westwood Farm Infant School
0.7 mi
Good
Westwood Farm Junior School
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Long Lane Primary School
0.7 mi
-

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

View All Schools

Comparables

View All

46 Wintringham Way
-
£525k
-
58A Wintringham Way
-
£435k
-
58 Wintringham Way
-
£445k
-
46 Wintringham Way
-
£402k
-

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