Belmont Cottage, Highmoor Cross, Henley-on-Thames, RG9 5DT

UPRN:10033005652Semi-Detached House4 bedsBuilt before 1900

FreeholdCouncil Tax: -EPC: F (36)

Data freshness:Price Paid· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Belmont Cottage, Highmoor Cross, Henley-on-Thames, RG9 5DT

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£1,232,000

£1.11M - £1.35MMedium

Estimate

£1.23M

Range

£1.11M – £1.35M

Rent Estimate (pcm)

£4,150

£4k - £5k

Monthly

£4,150

Yield

5.24%

Verdict

Derived from HomePortfolio scores

Belmont Cottage earns an INVESTIGATE rating with HP Score 63/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (12/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

63/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

12/ 100

Low

Transit & Bike

Transit 5Bike 19

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - sale already progressing, not an actionable opportunity

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£950,000

At the asking price

Monthly rent£4,150/mo

Evidenced range £3,650-£4,650

Interest rate5.4%

Loan to value75%

Cash required: £325,050
Net cash flow: -£333/mo
Cash on cash: -1.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.29 - 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£1,232,000

Rent Estimate (pcm)£4,150

Gross Yield5.24%

1y Growth-

3y Growth+0.4%

5y Growth+1.5%

10y Growth+2.2%

Last Sold Price£690,000 (2009-04-22)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningModerate
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

11RG9 5DT

Approval Rate

100%12mo

Development

low

P26/S4756/S73
Variation of Condition 2 (Approved Plans), Condition 3 (Materials) and Condition 4 (Glazing Details) in regard to householder application P25/S2071/HH
Pending
P26/S4506/HH
Installation of a greenhouse in the existing curtilage of property.
Pending
P26/S4317/DIS
Discharge of Conditions 5 (Tree Protection (Detailed)) and 12 (Foul drainage works (details required)) of planning ref. P25/S3769/S73 Variation of Condition 2 (Plans) and 13 (FRA and SUDS) of Planning Permission P25/S0942/FUL. (Demolition of existing dwelling and construction of a replacement self-build 3-bedroom dwelling (Class C3) - to accommodate changes in the appearance of the new dwelling.
Pending

View Planning Timeline

Ownership

Corporate Ownership63.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2009-04-22
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,026

Population Density-

Owner Occupied75%

Age Distribution

0-15 17%16-64 56%65+ 27%

View Area Profile

Schools Nearby

Stoke Row CofE Primary School
1.4 mi
Good
Nettlebed Community School
1.5 mi
Good
Peppard Church of England Primary School
1.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Checkendon Church of England (A) Primary School
2.4 mi
Report card2025
Ofsted no longer awards a single overall grade.

5 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Stone House
-
£2.70M
-
Sadlers
-
£850k
-
Sadlers
-
£350k
-
Rosewood House
-
£150k
-

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