Post Cottage, Playhatch, Reading, RG4 9QU

UPRN:10033005297Detached House3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band GEPC: E (44)

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

Post Cottage, Playhatch, Reading, RG4 9QU

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£944,000

£897k - £991kHigh

Estimate

£944k

Range

£897k – £991k

Rent Estimate (pcm)

£3,450

£3k - £4k

Monthly

£3,450

Yield

4.36%

Verdict

Derived from HomePortfolio scores

Post Cottage earns an INVESTIGATE rating with HP Score 64/100. Investment score 52/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (17/100). 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 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

64/ 100

Mixed

Investment Score

52/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

17/ 100

Low

Transit & Bike

Transit 5Bike 34

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 5 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 -0.6% (HIGH), sold-comps -22.4%, £/sqft -22.5%] → 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 13 Oct 2026
- valuation_snapshotsestimate for 10033005297· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 3.8%· as of 28 Oct 2026
Rental economics0/40
gross yield 4.4%; range width penalty ×0.77
- valuation_snapshotsrent estimate 3450/mo (range 3050-3800)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,602/mo, -46% 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: 1 price cut(s), 193 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 & liquidity14.6/15
413 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

£712,500£1,092,500

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£950,000

At the asking price

Monthly rent£3,450/mo

Evidenced range £3,050-£3,800

Interest rate5.4%

Loan to value75%

Cash required: £325,050
Net cash flow: -£818/mo
Cash on cash: -3.0%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.08 - 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 10033005297Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 3.8%Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 3450/mo (range 3050-3800)Rental 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_dateSeller motivation · as of 5 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 3450/mo (range 3050-3800)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 193 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. 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£944,000

Rent Estimate (pcm)£3,450

Gross Yield4.36%

1y Growth-

3y Growth-1.2%

5y Growth+0.8%

10y Growth+1.9%

Last Sold Price£564,000 (2012-12-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningSignificant
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0RG4 9QU

Approval Rate

-12mo

Development

low

P26/S3726/LDE
Use of part of the building to the south of The Centuries as a Use Class C3 – residential (independent dwelling).
Pending
261846
Consultation from Oxfordshire County Council for notice of Submission of Further Information in relation to Application for Planning Permission Accompanied by an Environmental Statement (Regulation 25 of the Town and Country Planning (Environmental Impact Assessment) Regulations 2017 as Amended).
Approved
P26/S2484/LDP
Garage conversion and replace garage door with brickwork and a window to match existing materials at the property.
Approved

View Planning Timeline

Ownership

Corporate Ownership76.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2012-12-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,026

Population Density76 /km²

Owner Occupied67%

Age Distribution

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

View Area Profile

Schools Nearby

St Martin's Catholic Primary School
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Caversham Park Primary School
0.7 mi
Good
Micklands Primary School
0.8 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Reading Blue Coat School
1.0 mi
Inspected by ISI

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

View All Schools

Comparables

View All

Whitegate Cottage
-
£800k
-
Orchard Lea
-
£1.32M
-
Post Cottage
-
£564k
-
Playhatch House
-
£1.17M
-

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