7 Gillotts Hill, Harpsden, Henley-on-Thames, RG9 4HP

UPRN:10033002347End Terrace House3 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band DEPC: C (70)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

7 Gillotts Hill, Harpsden, Henley-on-Thames, RG9 4HP

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£731,000

£658k - £804kMedium

Estimate

£731k

Range

£658k – £804k

Rent Estimate (pcm)

£2,650

£2k - £3k

Monthly

£2,650

Yield

3.98%

Verdict

Derived from HomePortfolio scores

7 Gillotts Hill earns an INVESTIGATE rating with HP Score 67/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (18/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

67/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

18/ 100

Low

Transit & Bike

Transit 2Bike 23

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 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 -9.4% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 10033002347· as of 13 Oct 2026
Rental economics0/40
gross yield 4.0%; range width penalty ×0.78
- valuation_snapshotsrent estimate 2650/mo (range 2400-2950)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,557/mo, -59% 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), 47 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 & liquidity12.8/15
218 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

£600,000£920,000

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£800,000

At the asking price

Monthly rent£2,650/mo

Evidenced range £2,400-£2,950

Interest rate5.4%

Loan to value75%

Cash required: £271,300
Net cash flow: -£865/mo
Cash on cash: -3.8%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.98 - 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 10033002347Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 2650/mo (range 2400-2950)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 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 2400-2950)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 47 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£731,000

Rent Estimate (pcm)£2,650

Gross Yield3.98%

1y Growth-

3y Growth+0.4%

5y Growth+1.5%

10y Growth+2.2%

Last Sold Price£500,000 (2014-05-16)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RG9 4HP

Approval Rate

-12mo

Development

low

P26/S5012/TPO
Pedunculate English oak (T1) has defective and end-loaded lateral branches growing out over the parking spaces in the driveway. Targeted pruning has been recommended to mitigate the risk of harm or damage as a matter of high priority. Specific work will be to tip reduce the SW and W sides by between 1 and 1.5 metres with final pruning cuts of no greater than 50mm diameter. (Schedule 2 application under the 2026 Regulations)
Pending
P26/S4950/TPO
T1 Conifer – Remove to ground level
Pending
P26/S4731/TPO
Tree Species: Mixed Broadleaves T000942 - trim back trees to the boundary from 56 Valley Road side as trees are touching property.
Pending

View Planning Timeline

Ownership

Corporate Ownership63.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2014-05-16
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,026

Population Density-

Owner Occupied67%

Age Distribution

0-15 18%16-64 60%65+ 22%

View Area Profile

Schools Nearby

Gillotts School
0.2 mi
OutstandingImproving
Valley Road School
0.5 mi
Good
Sacred Heart Catholic Primary School, Henley-on-Thames
0.8 mi
Report card2025
Ofsted no longer awards a single overall grade.
St Mary's Preparatory
0.8 mi
Inspected by ISI

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

View All Schools

Comparables

View All

Sunrise Hill Cottage, 5 Gillotts Hill
-
£515k
-
8 Gillotts Hill
-
£458k
-
7 Gillotts Hill
-
£500k
-
8 Gillotts Hill
-
£388k
-

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