Brindley House, Manor Wood Gate, Lower Shiplake, Henley-on-Thames, RG9 3BY

UPRN:10033003156Detached House5 bedsBuilt 1996-2002

Shared ownershipCouncil Tax: -EPC: B (84)

Data freshness:Listing· freshPrice Paid· freshPlanning· 6mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Brindley House, Manor Wood Gate, Lower Shiplake, Henley-on-Thames, RG9 3BY

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£1,984,000

£1.89M - £2.08MHigh

Estimate

£1.98M

Range

£1.89M – £2.08M

Rent Estimate (pcm)

£8,500

£8k - £9k

Monthly

£8,500

Yield

5.10%

Verdict

Derived from HomePortfolio scores

Brindley House earns an INVESTIGATE rating with HP Score 69/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (20/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is shared ownership. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsMarket 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

69/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

2/ 100

Low

Walkability

20/ 100

Low

Transit & Bike

Transit 7Bike 19

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 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 -0.8% (HIGH), sold-comps -5.7%, £/sqft -5.7%] → 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 9 Oct 2026
- valuation_snapshotsestimate for 10033003156· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 10.2%· as of 31 Oct 2026
Rental economics0.7/40
gross yield 5.1%; range width penalty ×0.85
- valuation_snapshotsrent estimate 8500/mo (range 7750-9250)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,320/mo, -27% 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 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 73 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 6 Nov 2026
Risk & liquidity14.6/15
218 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

£1,500,000£2,000,000

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£2,000,000

At the asking price

Monthly rent£8,500/mo

Evidenced range £7,750-£9,250

Interest rate5.4%

Loan to value75%

Cash required: £755,050
Net cash flow: -£865/mo
Cash on cash: -1.4%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.26 - 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

valuation_snapshotsestimate for 10033003156Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 10.2%Valuation edge · as of 31 Oct 2026
valuation_snapshotsrent estimate 8500/mo (range 7750-9250)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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 8500/mo (range 7750-9250)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 73 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£1,984,000

Rent Estimate (pcm)£8,500

Gross Yield5.10%

1y Growth-

3y Growth+0.4%

5y Growth+1.5%

10y Growth+2.2%

Last Sold Price£810,000 (2003-08-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1RG9 3BY

Approval Rate

100%12mo

Development

low

P26/S4941/HH
Single storey rear extension following the demolition of the existing conservatory, new front porch and changes to materials for external elevations
Pending
P26/S4768/FUL
Creation of residential dwellings (Class C3) with associated access, parking, landscaping and ancillary space.
Pending
P26/S4636/1A
Erection of a single storey rear extension and additional rooflights. Depth: 6.90m Height: 3.50m Height to eaves: 2.20m
Pending

View Planning Timeline

Ownership

Corporate Ownership63.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeShared ownership
Last Ownership Change2003-08-21
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,026

Population Density414 /km²

Owner Occupied87%

Age Distribution

0-15 19%16-64 55%65+ 26%

View Area Profile

Schools Nearby

Shiplake College
1.1 mi
Inspected by ISI
Shiplake Church of England School
1.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Mary's Preparatory
1.3 mi
Inspected by ISI
Trinity Church of England Primary School
1.5 mi
GoodConcerns

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

View All Schools

Comparables

View All

6 Manor Wood Gate
-
£1.50M
-
9 Manor Wood Gate
-
£1.25M
-
2 Manor Wood Gate
-
£1.25M
-
13 Manor Wood Gate
-
£1.30M
-

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