The Old Rectory, Sulhamstead Hill, Sulhamstead, Reading, RG7 4DB

UPRN:100081025660Detached House6 bedsBuilt before 1900

FreeholdCouncil Tax: -EPC: F (35)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

The Old Rectory, Sulhamstead Hill, Sulhamstead, Reading, RG7 4DB

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

£3,244,000

£2.92M - £3.57MMedium

Estimate

£3.24M

Range

£2.92M – £3.57M

Rent Estimate (pcm)

£12,200

£11k - £13k

Monthly

£12,200

Yield

4.50%

Verdict

Derived from HomePortfolio scores

The Old Rectory earns an INVESTIGATE rating with HP Score 61/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (11/100). 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)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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

61/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

20/ 100

Moderate

Walkability

11/ 100

Low

Transit & Bike

Transit 6Bike 26

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range

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£3,250,000

At the asking price

Monthly rent£12,200/mo

Evidenced range £11,050-£13,400

Interest rate5.4%

Loan to value75%

Cash required: £1,280,050
Net cash flow: -£2,523/mo
Cash on cash: -2.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.11 - 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£3,244,000

Rent Estimate (pcm)£12,200

Gross Yield4.50%

1y Growth-

3y Growth+1.1%

5y Growth+0.7%

10y Growth+2.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RG7 4DB

Approval Rate

-12mo

Development

low

26/02379/COND
Approval of details reserved by Conditions (3) Materials, (5) Spoil, (6) Drainage and (7) BNG of planning permission 26/00398/FUL: Proposed extension to the Cricket Back Field Changing Room and associated flood water displacement landscape works.
Pending
26/01964/HOUSE
Proposed Single Storey Rear Extension
Pending
26/00978/TPW
Removal of 1x Holly, 3x Elm, Gathering of small trees by the road, 2x Laurel and 6x Fir
Decided

View Planning Timeline

Ownership

Corporate Ownership61.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,513

Population Density117 /km²

Owner Occupied58%

Age Distribution

0-15 21%16-64 63%65+ 16%

View Area Profile

Schools Nearby

The Mile House Therapeutic School
0.5 mi
Requires improvement
Sulhamstead and Ufton Nervet School
1.0 mi
Good
Haywards Farm School
1.3 mi
Outstanding
Theale Green School
1.4 mi
Report card2026
Ofsted no longer awards a single overall grade.

3 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Wistaria Sulhamstead Hill
-
£900k
-

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