Marsh Lock House, Wargrave Road, Henley-on-Thames, RG9 3HX

UPRN:10013468634Detached House5 bedsBuilt before 1900

FreeholdCouncil Tax: -EPC: D (64)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Marsh Lock House, Wargrave Road, Henley-on-Thames, RG9 3HX

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£2,311,000

£2.08M - £2.54MMedium

Estimate

£2.31M

Range

£2.08M – £2.54M

Rent Estimate (pcm)

£9,950

£9k - £11k

Monthly

£9,950

Yield

4.78%

Verdict

Derived from HomePortfolio scores

Marsh Lock House earns an INVESTIGATE rating with HP Score 67/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (22/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

67/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

18/ 100

Moderate

Walkability

22/ 100

Low

Transit & Bike

Transit 2Bike 23

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

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£9,950/mo

Evidenced range £9,050-£10,800

Interest rate5.4%

Loan to value75%

Cash required: £965,050
Net cash flow: -£1,549/mo
Cash on cash: -1.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.18 - 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£2,311,000

Rent Estimate (pcm)£9,950

Gross Yield4.78%

1y Growth-

3y Growth+0.4%

5y Growth+1.5%

10y Growth+2.2%

Last Sold Price£1,775,000 (2020-04-06)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RG9 3HX

Approval Rate

-12mo

Development

low

262453
Application for a certificate of lawfulness for the proposed erection of a single storey rear extension and erection of an outbuilding.
Pending
P26/S4445/A
2 no. fascia signs on the front elevation and 2. no fascia signs on the side elevation
Pending
P26/S4067/TPO
Pollard 1 x large Willow tree down to the main fork to prevent any future failure, this is around 50%, estimated at around 8-9 metres.
Approved

View Planning Timeline

Ownership

Corporate Ownership63.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2020-04-06
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,538

Population Density-

Owner Occupied72%

Age Distribution

0-15 17%16-64 57%65+ 26%

View Area Profile

Schools Nearby

St Mary's Preparatory
0.7 mi
Inspected by ISI
Trinity Church of England Primary School
0.8 mi
GoodConcerns
Sacred Heart Catholic Primary School, Henley-on-Thames
0.9 mi
Report card2025
Ofsted no longer awards a single overall grade.
The Henley College
1.0 mi
-

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

View All Schools

Comparables

View All

Green Cottage Wargrave Road
-
£1.95M
-
Marsh Lock House Wargrave Road
-
£1.77M
-
Lockwaters Wargrave Road
-
£2.30M
-
Green Cottage Wargrave Road
-
£1.38M
-

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