Cherry Trees, Tokers Green Lane, Tokers Green, Reading, RG4 9EB

UPRN:100120895332Detached House5 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band GEPC: C (76)

Data freshness:Planning· 3mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Cherry Trees, Tokers Green Lane, Tokers Green, Reading, RG4 9EB

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

£1,522,000

£1.22M - £1.83MLow

Estimate

£1.52M

Range

£1.22M – £1.83M

Rent Estimate (pcm)

£5,700

£5k - £6k

Monthly

£5,700

Yield

3.42%

Verdict

Derived from HomePortfolio scores

Cherry Trees earns an INVESTIGATE rating with HP Score 68/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (15/100). 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

68/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

15/ 100

Low

Transit & Bike

Transit 2Bike 34

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£2,000,000

At the asking price

Monthly rent£5,700/mo

Evidenced range £5,100-£6,300

Interest rate5.4%

Loan to value75%

Cash required: £755,050
Net cash flow: -£2,804/mo
Cash on cash: -4.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.84 - below 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£1,522,000

Rent Estimate (pcm)£5,700

Gross Yield3.42%

1y Growth-

3y Growth-1.2%

5y Growth+0.8%

10y Growth+1.9%

Last Sold Price£1,750,000 (2016-11-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

4RG4 9EB

Approval Rate

-12mo

Development

low

P26/S4779/DIS
Discharge of condition 4(external lighting) on application ref. P26/S0240/HH (Extensions to dormer bungalow to form a two-storey dwelling with demolition of part of the existing attached garage).
Pending
P26/S4531/NM
Non material amendment to application ref. P26/S0240/HH to reduce the size of window no.2 (front elevation to the right of the front door) from 2.37m x 1.35m to 1.8m x 1.05m.
Approved
P26/S4465/HH
Proposed single storey rear extension to create a DDA compliant bedroom and wet room with medical store, new ramped access and minor internal alterations
Pending

View Planning Timeline

Ownership

Corporate Ownership76%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2016-11-25
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,026

Population Density75 /km²

Owner Occupied83%

Age Distribution

0-15 19%16-64 58%65+ 23%

View Area Profile

Schools Nearby

Aurora Rowan School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Kidmore End Church of England Primary School
0.9 mi
Good
Maiden Erlegh Chiltern Edge
1.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Highdown School and Sixth Form Centre
1.3 mi
Good

4 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Newlyn Tokers Green Lane
-
£1.30M
-
Wingfield Tokers Green Lane
-
£925k
-
Mortimer House Tokers Green Lane
-
£1.56M
-
Penworth Tokers Green Lane
-
£565k
-

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