2 Walnut Tree Court, Goring, Reading, RG8 9HW

UPRN:100120877995Detached House3 bedsBuilt 1991-1995

FreeholdCouncil Tax: Band FEPC: C (71)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

2 Walnut Tree Court, Goring, Reading, RG8 9HW

HP Score

/ 100

Strong

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

18 of 21 sources

Sale Estimate

£953,000

£905k - £1.00MHigh

Estimate

£953k

Range

£905k – £1.00M

Rent Estimate (pcm)

£3,350

£3k - £4k

Monthly

£3,350

Yield

4.73%

Verdict

Derived from HomePortfolio scores

2 Walnut Tree Court earns an INVESTIGATE rating with HP Score 78/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (56/100). 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

78/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

56/ 100

Moderate

Transit & Bike

Transit 19Bike 30

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 +10.8% (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 100120877995· as of 13 Oct 2026
Rental economics0/40
gross yield 4.7%; range width penalty ×0.75
- valuation_snapshotsrent estimate 3350/mo (range 3000-3750)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,254/mo, -37% 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), 84 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
155 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

£637,500£977,500

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£850,000

At the asking price

Monthly rent£3,350/mo

Evidenced range £3,000-£3,750

Interest rate5.4%

Loan to value75%

Cash required: £288,800
Net cash flow: -£550/mo
Cash on cash: -2.3%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.17 - 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 100120877995Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 3350/mo (range 3000-3750)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 3350/mo (range 3000-3750)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 84 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£953,000

Rent Estimate (pcm)£3,350

Gross Yield4.73%

1y Growth-

3y Growth-3.9%

5y Growth-1.4%

10y Growth+0.9%

Last Sold Price£640,000 (2018-06-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0RG8 9HW

Approval Rate

-12mo

Development

low

P26/S4986/TCA
T1 - Beech with Ganoderma - monolith at approximately 4m. T2 - Lime - reduce height by approximately 8m and spread by 2.5m
Pending
P26/S4926/DIS
Discharge of condition 4(tree protection) on application ref. P26/S2489/HH Proposed extension to the rear with associated alterations
Pending
P26/S4738/DIS
Discharge of condition(s) 3 (Schedule of material details) on planning application P25/S1976/LB. Conversion of existing pub into one dwelling with four bedrooms, internal and external alterations to facilitate conversion. Demolition of non-original lean-to rear extension and outbuilding.
Approved

View Planning Timeline

Ownership

Corporate Ownership71.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2018-06-28
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

19 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,026

Population Density-

Owner Occupied85%

Age Distribution

0-15 13%16-64 48%65+ 39%

View Area Profile

Schools Nearby

Goring Church of England Aided Primary School
0.4 mi
-
Streatley Church of England Primary School
0.7 mi
Inspected as Streatley C.E. Voluntary Controlled School (URN 109979) on 16 Nov 2023
South Stoke Primary School
1.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Cranford School
2.2 mi
Inspected by ISI

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

View All Schools

Comparables

View All

4 Walnut Tree Court
-
£625k
-
3 Walnut Tree Court
-
£615k
-
2 Walnut Tree Court
-
£640k
-
1 Walnut Tree Court
-
£705k
-

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