The Plough, Pyrton, Watlington, OX49 5AP

UPRN:10033005506Detached HouseBeds -Built before 1900

FreeholdCouncil Tax: Band GEPC: E (41)

Data freshness:Listing· freshPrice Paid· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 2mo ago

The Plough, Pyrton, Watlington, OX49 5AP

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

£1,131,000

£1.02M - £1.24MMedium

Estimate

£1.13M

Range

£1.02M – £1.24M

Rent Estimate (pcm)

£2,450

£2k - £3k

Monthly

£2,450

Yield

1.97%

Verdict

Derived from HomePortfolio scores

The Plough earns an INVESTIGATE rating with HP Score 59/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (5/100). 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

59/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

5/ 100

Low

Transit & Bike

Transit 16Bike 14

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 edge-0.6/15
claims [AVM -32.2% (MEDIUM), sold-comps -31.7%, £/sqft -31.7%] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 10033005506· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 19%· as of 1 Nov 2026
Rental economics0/40
gross yield 2.0%; range width penalty ×0.47
- valuation_snapshotsrent estimate 2450/mo (range 2000-2900)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -4,636/mo, -189% 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), 66 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
32 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

£1,121,000£1,719,000

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£1,495,000

At the asking price

Monthly rent£2,450/mo

Evidenced range £2,000-£2,900

Interest rate5.4%

Loan to value75%

Cash required: £543,050
Net cash flow: -£3,349/mo
Cash on cash: -7.4%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.49 - 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 10033005506Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 19%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 2450/mo (range 2000-2900)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

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 2450/mo (range 2000-2900)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 66 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£1,131,000

Rent Estimate (pcm)£2,450

Gross Yield1.97%

1y Growth-

3y Growth+1.7%

5y Growth-0.6%

10y Growth+2.0%

Last Sold Price£200,000 (1996-12-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

4OX49 5AP

Approval Rate

100%12mo

Development

low

P26/S4585/S73
Variation of Planning Condition 2 (Approved Plans) in relation to application P25/3280/FUL (Conversion of existing curtilage listed coach house to form new self-build residential unit and erection of outbuilding to serve the new dwelling and a new boundary between the dwellings. Formation of new vehicular access and erection of outbuilding and new sewage treatment plant to serve the existing dwelling. Roof works to comprise the replacement of the existing sarking boards; the strengthening of the existing purlins, including improvements to the adequacy of joints between purlins; the installation of a new truss together with associated brick piers in the location of a previously removed brick wall; and the repair of the bottom boom of the existing truss, including appropriate tying into the external wal). - window changes, additional windows and changes to the roof form of the extension.
Pending
P26/S3536/TCA
Removal of Genkgo tree (B) and replacement with a new Genkgo tree (C) to establish the original parking area free for parking
Approved
P26/S3285/DIS
Discharge conditions 3 (materials) 4 (joinery details) and 6 ( Written Scheme of Investigation) of planning permission P25/S3280/FUL. Conversion of existing curtilage listed coach house to form new self-build residential unit and erection of outbuilding to serve the new dwelling and a new boundary between the dwellings. Formation of new vehicular access and erection of outbuilding and new sewage treatment plant to serve the existing dwelling. Roof works to comprise the replacement of the existing sarking boards; the strengthening of the existing purlins, including improvements to the adequacy of joints between purlins; the installation of a new truss together with associated brick piers in the location of a previously removed brick wall; and the repair of the bottom boom of the existing truss, including appropriate tying into the external wall.
Approved

View Planning Timeline

Ownership

Corporate Ownership79.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1996-12-05
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,026

Population Density-

Owner Occupied66%

Age Distribution

0-15 17%16-64 62%65+ 21%

View Area Profile

Schools Nearby

Icknield Community College
0.8 mi
Inspected as Icknield Community College (URN 123244) on 19 Mar 2015
Watlington Primary School
0.8 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Lewknor Church of England Primary School
2.0 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Chalgrove Community Primary School
3.1 mi
Inspected as Chalgrove Community Primary School (URN 123029) on 26 Jun 2012

3 of 15 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Court Cottage
-
£460k
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Christmas Cottage
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£450k
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Candledene
-
£1.08M
-
Court Cottage
-
£423k
-

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