2 Quarry Lane, Shiplake, Henley-on-Thames, RG9 3JW

UPRN:100120865994Detached House5 bedsBuilt 1983-1990

FreeholdCouncil Tax: Band HEPC: D (64)

Data freshness:Planning· 4mo agoOwnership· freshEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

2 Quarry Lane, Shiplake, Henley-on-Thames, RG9 3JW

HP Score

/ 100

Mixed

Verdict

6 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£1,690,000

£1.60M - £1.77MHigh

Estimate

£1.69M

Range

£1.60M – £1.77M

Rent Estimate (pcm)

£7,250

£7k - £8k

Monthly

£7,250

Yield

5.80%

Verdict

Derived from HomePortfolio scores

2 Quarry Lane earns an INVESTIGATE rating with HP Score 69/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (18/100). 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

HP Score

69/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

2/ 100

Low

Walkability

18/ 100

Low

Transit & Bike

Transit 7Bike 19

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 11 Nov 2026

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

Valuation edge2.5/15
claims [AVM +11.2% (HIGH), sold-comps +13.7%, £/sqft +13.7%] → measured edge +0.50pp 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 100120865994· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 7%· as of 25 Oct 2026
Rental economics5.4/40
gross yield 5.8%; range width penalty ×0.84
- valuation_snapshotsrent estimate 7250/mo (range 6600-7900)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,129/mo, -16% 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: 1 price cut(s), 167 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
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

£1,125,000£1,725,000

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£1,500,000

At the asking price

Monthly rent£7,250/mo

Evidenced range £6,600-£7,900

Interest rate5.4%

Loan to value75%

Cash required: £545,050
Net cash flow: -£43/mo
Cash on cash: -0.1%
Score at this price: 22

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.43 - 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 100120865994Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 7%Valuation edge · as of 25 Oct 2026
valuation_snapshotsrent estimate 7250/mo (range 6600-7900)Rental economics · as of 13 Oct 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

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 7250/mo (range 6600-7900)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 167 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. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£1,690,000

Rent Estimate (pcm)£7,250

Gross Yield5.80%

1y Growth-

3y Growth+0.4%

5y Growth+1.5%

10y Growth+2.2%

Last Sold Price£720,000 (2004-04-02)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0RG9 3JW

Approval Rate

-12mo

Development

low

P26/S4941/HH
Single storey rear extension following the demolition of the existing conservatory, new front porch and changes to materials for external elevations
Pending
P26/S4768/FUL
Creation of residential dwellings (Class C3) with associated access, parking, landscaping and ancillary space.
Pending
P26/S4636/1A
Erection of a single storey rear extension and additional rooflights. Depth: 6.90m Height: 3.50m Height to eaves: 2.20m
Pending

View Planning Timeline

Ownership

Corporate Ownership63.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2004-04-02
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,026

Population Density414 /km²

Owner Occupied87%

Age Distribution

0-15 19%16-64 55%65+ 26%

View Area Profile

Schools Nearby

Shiplake College
1.0 mi
Inspected by ISI
Shiplake Church of England School
1.0 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Mary's Preparatory
1.4 mi
Inspected by ISI
Robert Piggott CofE Junior School
1.5 mi
Inspected as Robert Piggott CofE Junior School (URN 109993) on 28 Sep 2023

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

View All Schools

Comparables

View All

3 Quarry Lane
-
£1.50M
-
6 Quarry Lane
-
£1.21M
-
Quarrywood, 7 Quarry Lane
-
£1.20M
-
3 Quarry Lane
-
£1.02M
-

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