Woodlands, Woodlands Road, Harpsden, Henley-on-Thames, RG9 4AA

UPRN:100120891697Detached House8 bedsBuilt before 1900

Tenure: -Council Tax: Band HEPC: E (53)

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

Woodlands, Woodlands Road, Harpsden, Henley-on-Thames, RG9 4AA

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

£3,012,000

£2.41M - £3.62MLow

Estimate

£3.01M

Range

£2.41M – £3.62M

Rent Estimate (pcm)

£12,800

£12k - £14k

Monthly

£12,800

Yield

6.14%

Verdict

Derived from HomePortfolio scores

Woodlands earns an INVESTIGATE rating with HP Score 66/100. Investment score 54/100 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. 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

66/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

2/ 100

Low

Walkability

14/ 100

Low

Transit & Bike

Transit 7Bike 20

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
advert has 6 bedrooms but the valuation snapshot describes 8 - the UPRN's evidence is for a different home

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£2,500,000

At the asking price

Monthly rent£12,800/mo

Evidenced range £11,750-£13,900

Interest rate5.4%

Loan to value75%

Cash required: £965,050
Net cash flow: £424/mo
Cash on cash: 0.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.52 - 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£3,012,000

Rent Estimate (pcm)£12,800

Gross Yield6.14%

1y Growth-

3y Growth+0.4%

5y Growth+1.5%

10y Growth+2.2%

Last Sold Price£3,035,000 (2011-08-03)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

5RG9 4AA

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 Type-
Last Ownership Change2011-08-03
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 Church of England School
0.8 mi
Report card2026
Ofsted no longer awards a single overall grade.
Shiplake College
0.9 mi
Inspected by ISI
St Mary's Preparatory
1.4 mi
Inspected by ISI
Gillotts School
1.4 mi
OutstandingImproving

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

View All Schools

Comparables

View All

Haileywood Lodge Woodlands Road
-
£2.08M
-
Haileywood Cottage Woodlands Road
-
£2.25M
-
Crossways Woodlands Road
-
£4.75M
-
Abbotsbury Woodlands Road
-
£1.85M
-

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