32 West Drive, Sonning, Reading, RG4 6GD

UPRN:10032935023Mid Terrace House3 bedsBuilt -

FreeholdCouncil Tax: Band HEPC: B (82)

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

32 West Drive, Sonning, Reading, RG4 6GD

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£2,105,000

£1.68M - £2.53MLow

Estimate

£2.10M

Range

£1.68M – £2.53M

Rent Estimate (pcm)

£8,600

£8k - £9k

Monthly

£8,600

Yield

5.98%

Verdict

Derived from HomePortfolio scores

32 West Drive earns an INVESTIGATE rating with HP Score 73/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (27/100). 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

73/ 100

Mixed

Investment Score

67/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

27/ 100

Low

Transit & Bike

Transit 15Bike 46

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 5 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 18% above the ask; lead to verify: the advert has 5 bedrooms but the valuation snapshot describes 3 - an extension, conversion or HMO the evidence does not reflect, or a different home. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [sold-comps -10.9%, £/sqft -10.9%] → 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; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.9%· as of 31 Oct 2026
Rental economics6.5/40
gross yield 6.0%; range width penalty ×0.83; the estimate this rent rides on sits 18% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 8600/mo (range 7800-9400)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 18% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,086/mo, -13% 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 5 Nov 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 5 Nov 2026
Risk & liquidity9.2/15
413 sales/12mo in area; valuation range width 40%
- 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

£1,294,000£1,983,500

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£1,725,000

At the asking price

Monthly rent£8,600/mo

Evidenced range £7,800-£9,400

Interest rate5.4%

Loan to value75%

Cash required: £639,550
Net cash flow: £132/mo
Cash on cash: 0.2%
Score at this price: 16

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.48 - 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

property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.9%Valuation edge · as of 31 Oct 2026
valuation_snapshotsrent estimate 8600/mo (range 7800-9400)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 18% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_date

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 8600/mo (range 7800-9400)
Rental economics needs verification before you rely on it
sale estimate 18% 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. 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£2,105,000

Rent Estimate (pcm)£8,600

Gross Yield5.98%

1y Growth-

3y Growth-1.2%

5y Growth+0.8%

10y Growth+1.9%

Last Sold Price£1,250,000 (2014-07-04)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1RG4 6GD

Approval Rate

100%12mo

Development

low

262588
Application for Listed Building consent for proposed internal and external works including structural repairs to the timber frame and plinth, works to address damp, replacement of broken rainwater goods, refurbishment of and changes to fenestration, and repairs to the roof.
Pending
262587
Householder application for proposed external works including structural repairs to the timber frame and plinth, works to address damp, replacement of broken rainwater goods, refurbishment of and changes to fenestration, and repairs to the roof.
Pending
262523
Application to vary condition 2 of planning consent 241427 for proposed erection of 1no seven bedroom dwelling following demolition of the existing dwelling. Variation is to allow changes to layout, raising of the roof and changes to fenestration.
Pending

View Planning Timeline

Ownership

Corporate Ownership76%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2014-07-04
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

10 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,538

Population Density339 /km²

Owner Occupied74%

Age Distribution

0-15 16%16-64 58%65+ 26%

View Area Profile

Schools Nearby

Sonning Church of England Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Dominic Savio Catholic Primary School
0.5 mi
Outstanding
Reading Blue Coat School
0.5 mi
Inspected by ISI
Willow Bank Junior School
0.7 mi
Inspected as Willow Bank Junior School (URN 109890) on 22 Mar 2023

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

View All Schools

Comparables

View All

18 West Drive
-
£862k
-
34 West Drive
-
£1.40M
-
32 West Drive
-
£1.25M
-
20 West Drive
-
£975k
-

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