16 Nicholas Road, Henley-on-Thames, RG9 1RB

UPRN:100120865601Detached House3 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band EEPC: D (67)

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

16 Nicholas Road, Henley-on-Thames, RG9 1RB

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

£747,000

£710k - £785kHigh

Estimate

£747k

Range

£710k – £785k

Rent Estimate (pcm)

£3,200

£3k - £4k

Monthly

£3,200

Yield

5.12%

Verdict

Derived from HomePortfolio scores

16 Nicholas Road earns an INVESTIGATE rating with HP Score 70/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (31/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

70/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

31/ 100

Mixed

Transit & Bike

Transit 10Bike 24

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 5 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 -0.4% (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 13 Oct 2026
- valuation_snapshotsestimate for 100120865601· as of 13 Oct 2026
Rental economics0.8/40
gross yield 5.1%; range width penalty ×0.86
- valuation_snapshotsrent estimate 3200/mo (range 2950-3500)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -942/mo, -29% 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 5 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 208 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 5 Nov 2026
Risk & liquidity14.6/15
218 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

£562,500£862,500

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£750,000

At the asking price

Monthly rent£3,200/mo

Evidenced range £2,950-£3,500

Interest rate5.4%

Loan to value75%

Cash required: £253,800
Net cash flow: -£316/mo
Cash on cash: -1.5%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.26 - clears 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 100120865601Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 3200/mo (range 2950-3500)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 3200/mo (range 2950-3500)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 208 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
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£747,000

Rent Estimate (pcm)£3,200

Gross Yield5.12%

1y Growth-

3y Growth+0.4%

5y Growth+1.5%

10y Growth+2.2%

Last Sold Price£315,000 (2003-06-13)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1RG9 1RB

Approval Rate

100%12mo

Development

low

P26/S5012/TPO
Pedunculate English oak (T1) has defective and end-loaded lateral branches growing out over the parking spaces in the driveway. Targeted pruning has been recommended to mitigate the risk of harm or damage as a matter of high priority. Specific work will be to tip reduce the SW and W sides by between 1 and 1.5 metres with final pruning cuts of no greater than 50mm diameter. (Schedule 2 application under the 2026 Regulations)
Pending
P26/S4950/TPO
T1 Conifer – Remove to ground level
Pending
P26/S4731/TPO
Tree Species: Mixed Broadleaves T000942 - trim back trees to the boundary from 56 Valley Road side as trees are touching property.
Pending

View Planning Timeline

Ownership

Corporate Ownership63.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2003-06-13
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,026

Population Density2,596 /km²

Owner Occupied73%

Age Distribution

0-15 22%16-64 59%65+ 19%

View Area Profile

Schools Nearby

Valley Road School
0.3 mi
Good
Gillotts School
0.4 mi
OutstandingImproving
Sacred Heart Catholic Primary School, Henley-on-Thames
0.8 mi
Report card2025
Ofsted no longer awards a single overall grade.
The Henley College
0.9 mi
-

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

View All Schools

Comparables

View All

12 Nicholas Road
-
£558k
-
9 Nicholas Road
-
£775k
-
3 Nicholas Road
-
£660k
-
11 Nicholas Road
-
£1.23M
-

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