Arnage House, Garden Close Lane, Newbury, RG14 6PP

UPRN:10009200403Detached House7 bedsBuilt 2003-2006

FreeholdCouncil Tax: Band HEPC: C (80)

Data freshness:Listing· freshOwnership· freshEPC· 5mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Arnage House, Garden Close Lane, Newbury, RG14 6PP

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£1,746,000

£1.66M - £1.83MHigh

Estimate

£1.75M

Range

£1.66M – £1.83M

Rent Estimate (pcm)

£5,650

£5k - £6k

Monthly

£5,650

Yield

4.00%

Verdict

Derived from HomePortfolio scores

Arnage House earns an INVESTIGATE rating with HP Score 71/100. Investment score 53/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (34/100). 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

71/ 100

Mixed

Investment Score

53/ 100

Moderate

Crime Score

4/ 100

Low

Walkability

34/ 100

Mixed

Transit & Bike

Transit 8Bike 26

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 11 Nov 2026

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

Valuation edge0/15
claims [AVM +2.9% (HIGH)] → 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
Market estimate used (HIGH confidence) · snapshot 14 Nov 2026
- valuation_snapshotsestimate for 10009200403· as of 14 Nov 2026
Rental economics0/40
gross yield 4.0%; range width penalty ×0.72
- valuation_snapshotsrent estimate 5650/mo (range 5000-6350)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,128/mo, -55% 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), 66 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 & liquidity14.6/15
565 sales/12mo in area; valuation range width 10%
- 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

£1,271,000£1,949,000

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£1,695,000

At the asking price

Monthly rent£5,650/mo

Evidenced range £5,000-£6,350

Interest rate5.4%

Loan to value75%

Cash required: £626,950
Net cash flow: -£1,809/mo
Cash on cash: -3.5%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.99 - 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 10009200403Valuation edge · as of 14 Nov 2026
valuation_snapshotsrent estimate 5650/mo (range 5000-6350)Rental economics · as of 14 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
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 5650/mo (range 5000-6350)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 66 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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
3. 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£1,746,000

Rent Estimate (pcm)£5,650

Gross Yield4.00%

1y Growth-

3y Growth-1.8%

5y Growth+1.5%

10y Growth+1.9%

Last Sold Price£935,000 (2008-09-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1RG14 6PP

Approval Rate

100%12mo

Development

low

26/02454/COND
Application for Approval of Details Reserved by Condition 3 (Tree Protection) of planning permission 26/01553/HOUSE
Pending
26/02396/REG3
Construction of a two-storey classroom block and single storey plant/storage building following demolition of existing modular classroom blocks, provision of a replacement netball court and associated hard and soft landscaping, including alterations to main car park and other associated works. Section 73 application to vary conditions 2 (approved plans), 7 (materials), 8 (BREEAM), 9 (landscaping), 10 (ev charging) and 11 (ecology enhancements) of Planning Permission 24/02354/REG3
Pending
26/02260/HOUSE
Proposed two-storey side extension following demolition of existing garage, first floor rear extension with internal alterations and installation of solar panels to front and side elevation.
Pending

View Planning Timeline

Ownership

Corporate Ownership54.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2008-09-19
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,513

Population Density-

Owner Occupied88%

Age Distribution

0-15 18%16-64 48%65+ 34%

View Area Profile

Schools Nearby

Falkland Primary School
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Park House School
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Highwood Copse Primary School
1.0 mi
Good
John Rankin Infant and Nursery School
1.1 mi
Inspected as John Rankin Infant and Nursery School (URN 109826) on 22 Mar 2023

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

View All Schools

Comparables

View All

Wentworth Garden Close Lane
-
£1.70M
-
Quarry Cottage Garden Close Lane
-
£820k
-
Westacre House Garden Close Lane
-
£1.18M
-
Nurmahal Garden Close Lane
-
£567k
-

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