Well Cottage, Binfield Heath, Henley-on-Thames, RG9 4DR

UPRN:10033003699Detached House4 bedsBuilt -

Tenure: -Council Tax: -EPC: -

Data freshness:Listing· freshPlanning· 2mo agoOwnership· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Well Cottage, Binfield Heath, Henley-on-Thames, RG9 4DR

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£1,391,000

£1.25M - £1.53MMedium

Estimate

£1.39M

Range

£1.25M – £1.53M

Rent Estimate (pcm)

£6,000

£5k - £7k

Monthly

£6,000

Yield

19.20%

Verdict

Derived from HomePortfolio scores

Well Cottage earns an INVESTIGATE rating with HP Score 66/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (22/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)Defra 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

66/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

22/ 100

Low

Transit & Bike

Transit 4Bike 27

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is a other but the valuation basis is the whole house at this UPRN - value evidence is not comparable

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£375,000

At the asking price

Monthly rent£6,000/mo

Evidenced range £5,400-£6,550

Interest rate5.4%

Loan to value75%

Cash required: £122,550
Net cash flow: £2,888/mo
Cash on cash: 28.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 4.74 - clears 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£1,391,000

Rent Estimate (pcm)£6,000

Gross Yield19.20%

1y Growth-

3y Growth+0.4%

5y Growth+1.5%

10y Growth+2.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

3RG9 4DR

Approval Rate

50%12mo

Development

low

P26/S4484/TPO
T1 - Cherry, fell to ground and grind stump. T2 - Ash (Not TPO) fell to ground.
Conditions
P26/S3898/HH
Proposed swimming pool in rear garden
Pending
P26/S3616/FUL
Proposed Re-alignment of Existing Private Access Road
Pending

View Planning Timeline

Ownership

Corporate Ownership63.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

1 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

Shiplake Church of England School
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
Shiplake College
1.1 mi
Inspected by ISI
St Martin's Catholic Primary School
1.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
Gillotts School
1.7 mi
OutstandingImproving

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

View All Schools

Comparables

View All

The Spinney
-
£1.68M
-
Teapot Cottage
-
£1.65M
-
Old House
-
£925k
-
Teapot Cottage
-
£825k
-

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