Seven Stars Barn, Bath Road, Knowl Hill, Reading, RG10 9UR

UPRN:10012332097Detached House4 bedsBuilt -

FreeholdCouncil Tax: Band GEPC: -

Data freshness:Price Paid· freshPlanning· freshRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

Seven Stars Barn, Bath Road, Knowl Hill, Reading, RG10 9UR

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£793,000

£713k - £872kMedium

Estimate

£793k

Range

£713k – £872k

Rent Estimate (pcm)

£2,650

£2k - £3k

Monthly

£2,650

Yield

2.12%

Verdict

Derived from HomePortfolio scores

Seven Stars Barn earns an INVESTIGATE rating with HP Score 70/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (28/100). 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 SourcesPortal 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

70/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

28/ 100

Low

Transit & Bike

Transit 6Bike 24

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 28 Oct 2026

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

Valuation edge-0.6/15
claims [AVM -89.2% (MEDIUM)] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10012332097· as of 9 Oct 2026
Rental economics0/40
gross yield 2.1%; range width penalty ×0.71
- valuation_snapshotsrent estimate 2650/mo (range 2300-2950)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -4,510/mo, -170% 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 28 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 40 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 28 Oct 2026
Risk & liquidity12.8/15
175 sales/12mo in area; valuation range width 20%
- 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

£1,125,000£1,725,000

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£1,500,000

At the asking price

Monthly rent£2,650/mo

Evidenced range £2,300-£2,950

Interest rate5.4%

Loan to value75%

Cash required: £545,050
Net cash flow: -£3,228/mo
Cash on cash: -7.1%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.52 - 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 10012332097Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2650/mo (range 2300-2950)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 28 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 28 Oct 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 2650/mo (range 2300-2950)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 40 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. 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£793,000

Rent Estimate (pcm)£2,650

Gross Yield2.12%

1y Growth-

3y Growth+1.2%

5y Growth+1.3%

10y Growth+1.9%

Last Sold Price£450,000 (2013-09-12)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RG10 9UR

Approval Rate

-12mo

Development

low

262194
Full application for the proposed erection of 1 no. dwelling following demolition of the existing dwelling, plus associated external works.
Pending
26/02227/CONDIT
Details required by Condition 5 (Biodiversity enhancements) of planning permission 26/01486/FULL for a Part two storey part first floor extension with 2no. side dormers to southwest elevation and alterations to fenestration following demolition of existing element.
Conditions
262023
Application for a Certificate of Lawfulness for the proposed erection of single-storey side extensions and a single-storey rear extension.
Approved

View Planning Timeline

Ownership

Corporate Ownership58.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2013-09-12
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£37,653

Population Density91 /km²

Owner Occupied81%

Age Distribution

0-15 16%16-64 63%65+ 21%

View Area Profile

Schools Nearby

Knowl Hill Church of England Primary Academy
0.3 mi
GoodConcerns
Burchetts Green CofE Infants' School
1.5 mi
Outstanding
Crazies Hill Church of England Primary School
1.6 mi
Good
Robert Piggott CofE Infant School
2.0 mi
Inspected as Robert Piggott CofE Infant School (URN 109989) on 23 Apr 2024

6 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Laurel Cottage Bath Road
-
£474k
-
The Coach House Bath Road
-
£550k
-
The Coach House Bath Road
-
£595k
-
Tanmerack Cottage Bath Road
-
£536k
-

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