Portland Cottage, 63 Northfield End, Henley-on-Thames, RG9 2JJ

UPRN:100120865663Detached House5 bedsBuilt before 1900

FreeholdCouncil Tax: Band GEPC: D (61)

Data freshness:Listing· freshPrice Paid· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Portland Cottage, 63 Northfield End, Henley-on-Thames, RG9 2JJ

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£2,484,000

£2.36M - £2.61MHigh

Estimate

£2.48M

Range

£2.36M – £2.61M

Rent Estimate (pcm)

£10,650

£10k - £12k

Monthly

£10,650

Yield

5.33%

Verdict

Derived from HomePortfolio scores

Portland Cottage earns an INVESTIGATE rating with HP Score 74/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (88/100). 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

74/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

51/ 100

Elevated

Walkability

88/ 100

Excellent

Transit & Bike

Transit 18Bike 61

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£2,400,000

At the asking price

Monthly rent£10,650/mo

Evidenced range £9,750-£11,600

Interest rate5.4%

Loan to value75%

Cash required: £923,050
Net cash flow: -£727/mo
Cash on cash: -0.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.31 - clears 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£2,484,000

Rent Estimate (pcm)£10,650

Gross Yield5.33%

1y Growth-74.0%

3y Growth+0.4%

5y Growth+1.5%

10y Growth+2.2%

Last Sold Price£765,000 (2004-02-06)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

2RG9 2JJ

Approval Rate

50%12mo

Development

low

P26/S4954/HH
Installation of an air source heat pump in the rear garden (Schedule 2 application under the 2026 Regulations).
Pending
P26/S4955/LB
Listed Building Consent for the Installation of an air source heat pump in the rear garden, relocation of the existing bathroom to the first floor, and associated internal reconfigurations. (Schedule 2 application under the 2026 Regulations)
Pending
P26/S4909/TPO(5D)
Horse Chestnut -G22 Complete removal of the remaining parts of the tree
Approved

View Planning Timeline

Ownership

Corporate Ownership63.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2004-02-06
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,026

Population Density-

Owner Occupied60%

Age Distribution

0-15 11%16-64 59%65+ 30%

View Area Profile

Schools Nearby

Badgemore Primary School
0.2 mi
Inspected as Badgemore Primary School (URN 123042) on 4 Jun 2019
Rupert House School
0.3 mi
Inspected by ISI
The Henley College
0.5 mi
-
Sacred Heart Catholic Primary School, Henley-on-Thames
0.7 mi
Report card2025
Ofsted no longer awards a single overall grade.

4 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

49 Northfield End
-
£1.50M
-
57 Northfield End
-
£325k
-
39 Northfield End
-
£1.25M
-
35 Northfield End
-
£550k
-

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