16 Crutchley Wood, Bracknell, RG12 8BZ

UPRN:10022829553Detached House4 bedsBuilt 2007-2011

FreeholdCouncil Tax: Band FEPC: C (77)

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

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

£512,000

£486k - £537kHigh

Estimate

£512k

Range

£486k – £537k

Rent Estimate (pcm)

£1,850

£2k - £2k

Monthly

£1,850

Yield

4.11%

Verdict

Derived from HomePortfolio scores

16 Crutchley Wood earns an INVESTIGATE rating with HP Score 71/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (40/100). 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

71/ 100

Mixed

Investment Score

68/ 100

Moderate

Crime Score

22/ 100

Moderate

Walkability

40/ 100

Mixed

Transit & Bike

Transit 15Bike 50

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 11 Nov 2026

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

Valuation edge0/15
claims [AVM -5.5% (HIGH), sold-comps -5.1%, £/sqft -5.1%] → 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 14 Nov 2026
- valuation_snapshotsestimate for 10022829553· as of 14 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.7%· as of 8 Nov 2026
Rental economics0/40
gross yield 4.1%; range width penalty ×0.77
- valuation_snapshotsrent estimate 1850/mo (range 1650-2050)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,048/mo, -57% 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 11 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 387 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 11 Nov 2026
Risk & liquidity14.6/15
596 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

£405,000£621,000

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£540,000

At the asking price

Monthly rent£1,850/mo

Evidenced range £1,650-£2,050

Interest rate5.4%

Loan to value75%

Cash required: £180,300
Net cash flow: -£542/mo
Cash on cash: -3.6%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.02 - 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 10022829553Valuation edge · as of 14 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.7%Valuation edge · as of 8 Nov 2026
valuation_snapshotsrent estimate 1850/mo (range 1650-2050)Rental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 Nov 2026

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 1850/mo (range 1650-2050)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 387 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£512,000

Rent Estimate (pcm)£1,850

Gross Yield4.11%

1y Growth-

3y Growth+1.1%

5y Growth+3.1%

10y Growth+2.0%

Last Sold Price£385,000 (2015-03-06)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1RG12 8BZ

Approval Rate

100%12mo

Development

low

PA/2026/1001
Application for a Certificate of Lawfulness for internal alterations to add a 5th bedroom and en-suites to rooms on the first and second floor, and the change of use to a small HMO (C4).
Approved
PA/2026/1024
Prior Approval application for the proposed complete demolition of existing structure.
Pending
PA/2026/1017
Details pursuant to conditions 27 (Biodiversity enhancements),29 (Biodiversity Plan) and 30 (Habitat Management) of Planning Permission 2500066/FUL
Pending

View Planning Timeline

Ownership

Corporate Ownership59.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2015-03-06
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,067

Population Density1,130 /km²

Owner Occupied58%

Age Distribution

0-15 24%16-64 72%65+ 4%

View Area Profile

Schools Nearby

Jennett's Park CofE Primary School
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
Great Hollands Primary School
0.7 mi
Report card2025
Ofsted no longer awards a single overall grade.
Wildridings Primary School
0.8 mi
Report card2026
Ofsted no longer awards a single overall grade.
King's Academy Easthampstead Park
0.8 mi
Report card2026
Ofsted no longer awards a single overall grade.

5 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

19 Crutchley Wood
-
£438k
-
18 Crutchley Wood
-
£440k
-
11 Crutchley Wood
-
£373k
-
12 Crutchley Wood
-
£373k
-

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