Thatch Cottage, The Street, Shurlock Row, Reading, RG10 0PR

UPRN:10012306349Detached House4 bedsBuilt before 1900

FreeholdCouncil Tax: Band GEPC: F (28)

Data freshness:Listing· freshOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Thatch Cottage, The Street, Shurlock Row, Reading, RG10 0PR

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£1,480,000

£1.41M - £1.55MHigh

Estimate

£1.48M

Range

£1.41M – £1.55M

Rent Estimate (pcm)

£4,950

£4k - £6k

Monthly

£4,950

Yield

6.25%

Verdict

Derived from HomePortfolio scores

Thatch Cottage earns an INVESTIGATE rating with HP Score 64/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (9/100). 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 NationsMarket 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

64/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

9/ 100

Low

Transit & Bike

Transit 7Bike 15

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 Nov 2026

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

Check before relying on this score: the estimate sits 36% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +35.8% (HIGH), sold-comps -24.5%, £/sqft -24.5%] → 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 9 Oct 2026
- valuation_snapshotsestimate for 10012306349· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.9%· as of 5 Nov 2026
Rental economics7.4/40
gross yield 6.3%; range width penalty ×0.74; the estimate this rent rides on sits 36% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 4950/mo (range 4350-5500)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 36% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -500/mo, -10% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 251 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 4 Nov 2026
Risk & liquidity14.6/15
175 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

£760,000£1,092,500

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£950,000

At the asking price

Monthly rent£4,950/mo

Evidenced range £4,350-£5,500

Interest rate5.4%

Loan to value75%

Cash required: £325,050
Net cash flow: £221/mo
Cash on cash: 0.8%
Score at this price: 22

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.54 - 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 10012306349Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.9%Valuation edge · as of 5 Nov 2026
valuation_snapshotsrent estimate 4950/mo (range 4350-5500)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 36% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advert

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 4950/mo (range 4350-5500)
Rental economics needs verification before you rely on it
sale estimate 36% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. 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.
3. 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£1,480,000

Rent Estimate (pcm)£4,950

Gross Yield6.25%

1y Growth-

3y Growth+1.2%

5y Growth+1.3%

10y Growth+1.9%

Last Sold Price£850,000 (2016-06-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1RG10 0PR

Approval Rate

-12mo

Development

low

26/02517/CPD
Certificate of lawfulness to determine whether the proposed detached outbuilding incidental to the main dwelling is lawful.
Pending
26/02403/CONDIT
Details required by Condition 3 (Biodiversity gain plan) of planning permission 26/01321/FULL for a Change of use of grassland to a menage.
Pending
26/02396/CPD
Certificate of lawfulness to determine whether the proposed improvement to the existing outbuilding to include new solar panels, 1no. ASHP and alterations to fenestration are lawful.
Pending

View Planning Timeline