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Pinecroft, Reading Road, Shiplake, Henley-on-Thames, RG9 3JN

UPRN:100120891134Detached House6 bedsBuilt 1950-1966
FreeholdCouncil Tax: Band GEPC: C (70)
Data freshness:Listing· 2mo agoListing: ageing, refreshed 2mo ago (2026-09-12T04:00:02.909283+00:00)Planning· 2mo agoPlanning: ageing, refreshed 2mo ago (2026-09-24T06:51:09.502645+00:00)Ownership· freshOwnership: fresh, refreshed 5d ago (2026-11-10T16:43:19.283476+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Crime· freshCrime: fresh, refreshed 4d ago (2026-11-11T13:01:03.839912+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T08:24:30.427161+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refreshCouncil Tax· 1mo agoCouncil Tax: ageing, refreshed 1mo ago (2026-10-14T06:52:47.002929+00:00)
Pinecroft, Reading Road, Shiplake, Henley-on-Thames, RG9 3JN

HP Score

Mixed
Verdict
3 days ago
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Mixed signals - investigate

Evidence
19 of 21 sources
Sale Estimate
£2,528,000
£2.27M - £2.78MMedium
Estimate
£2.53M
Range
£2.27M – £2.78M
Rent Estimate (pcm)
£11,200
£10k - £12k
Monthly
£11,200
Yield
5.32%

Verdict

Derived from HomePortfolio scores

Pinecroft earns an INVESTIGATE rating with HP Score 69/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (14/100). 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
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HP Score
69/ 100
Mixed
Investment Score
61/ 100
Moderate
Crime Score
2/ 100
Low
Walkability
14/ 100
Low
Transit & Bike
Transit 7Bike 20
Walk Score, out of 100

Valuation & Market

Sale Estimate£2,528,000
Rent Estimate (pcm)£11,200
Gross Yield5.32%
1y Growth-
3y Growth+0.4%
5y Growth+1.5%
10y Growth+2.2%
Last Sold Price£970,000 (2006-05-26)
View Market Details

Risk Overview

  • Flood RiskUnknown
  • SubsidenceSignificant
  • RadonModerate
  • MiningLow
  • LandslideLow
  • Air QualityLow
  • NoiseLow
View Full Risk Report

Planning Activity

Recent Apps
5RG9 3JN
Approval Rate
100%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 Ownership63.3%
  • Overseas OwnershipNo
  • Lease Term Remaining-
  • CovenantsRestrictive
  • Lease TypeFreehold
  • Last Ownership Change2006-05-26
  • 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 Density-
Owner Occupied87%
Age Distribution
0-15 19%16-64 55%65+ 26%
View Area Profile

Schools Nearby

  • Shiplake College
    0.8 mi
    Inspected by ISI
  • Shiplake Church of England School
    0.9 mi
    Report card2026

    Ofsted no longer awards a single overall grade.

  • Robert Piggott CofE Junior School
    1.4 mi

    Inspected as Robert Piggott CofE Junior School (URN 109993) on 28 Sep 2023

  • Robert Piggott CofE Infant School
    1.5 mi

    Inspected as Robert Piggott CofE Infant School (URN 109989) on 23 Apr 2024

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

View All Schools

Comparables

View All
  • Heath Field Reading Road
    -
    £1.33M
    -
  • Goodwood Reading Road
    -
    £1.91M
    -
  • Stow House Reading Road
    -
    £2.55M
    -
  • The Pines Reading Road
    -
    £2.42M
    -