Black Barn, Kiff Green, Upper Woolhampton, Reading, RG7 5TN
UPRN:10009199826Detached House4 bedsBuilt -
FreeholdCouncil Tax: -EPC: C (72)
Data freshness:Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:23:07.563657+00:00)Ownership· 1mo agoOwnership: ageing, refreshed 1mo ago (2026-10-10T16:51:15.779937+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T08:24:30.427161+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
HP Score
62
/ 100
Mixed
Verdict
9 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
18 of 21 sourcesSale Estimate
£1,443,000
£1.37M - £1.51MHigh
Estimate
£1.44M
Range
£1.37M – £1.51M
Rent Estimate (pcm)
£5,150
£5k - £6k
Monthly
£5,150
Yield
4.28%
Verdict
Derived from HomePortfolio scores
Black Barn earns an INVESTIGATE rating with HP Score 62/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (3/100). 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
62
HP Score
62/ 100
Mixed
57
Investment Score
57/ 100
Moderate
14
Crime Score
14/ 100
Low
3
Walkability
3/ 100
Low
Transit & Bike
Transit 37Bike 15
Walk Score, out of 100
Valuation & Market
Sale Estimate£1,443,000
Rent Estimate (pcm)£5,150
Gross Yield4.28%
1y Growth-
3y Growth+1.1%
5y Growth+0.7%
10y Growth+2.0%
Last Sold Price£1,150,000 (2019-02-18)
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningUnknown
- LandslideModerate
- Air QualityLow
- NoiseModerate
Planning Activity
Recent Apps
0RG7 5TN
Approval Rate
-12mo
Development
low
- Pending26/01996/FULInstallation of 16 ground mounted solar panels and battery, with underground cabling to dwelling
- Approved26/01410/HOUSEThe partial demolition, alteration and erection of 2 storey and single storey extensions and associated landscaping.
- Pending26/00663/FULMAJChange of use of land to dog walking facility (Reconsideration of application 24/01998/FULMAJ which has been quashed by Court Order dated 20th February 2026) - retrospective.
Ownership
- Corporate Ownership61.3%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease TypeFreehold
- Last Ownership Change2019-02-18
- SourceLand Registry
Connectivity
Broadband (Standard)
7 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£38,513
Population Density-
Owner Occupied69%
Age Distribution
0-15 18%16-64 57%65+ 25%
Schools Nearby
- -Woolhampton C.E. Primary School0.8 mi
- Inspected by ISIElstree School0.8 mi
- Beenham Primary School1.4 miGood
- Bucklebury C.E. Primary School1.7 miArea grades2024
Inspected after Ofsted withdrew the single overall grade.
1 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- Black Barn Kiff Green-£1.15M-
- Holly Cottage Kiff Green-£915k-
- Black Barn Kiff Green-£725k-
- Holly Cottage Kiff Green-£440k-