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The Lookout, Russells Water, Henley-on-Thames, RG9 6EU

UPRN:10033006104Detached HouseBeds -Built 1930-1949
Tenure: -Council Tax: Band GEPC: G (1)
Data freshness:Listing· freshListing: fresh, refreshed 3d ago (2026-11-03T04:00:05.311355+00:00)Price Paid· freshPrice Paid: fresh, refreshed 5d ago (2026-11-01T08:41:49.942061+00:00)Planning· 6mo agoPlanning: stale, refreshed 6mo ago (2026-05-20T08:19:50.636452+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T08:24:30.427161+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
The Lookout, Russells Water, Henley-on-Thames, RG9 6EU

HP Score

Mixed
Verdict
yesterday
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Mixed signals - investigate

Evidence
18 of 21 sources
Sale Estimate
£5,143,000
£4.12M - £6.17MLow
Estimate
£5.14M
Range
£4.12M – £6.17M
Rent Estimate (pcm)
£22,800
£21k - £25k
Monthly
£22,800
Yield
5.32%

Verdict

Derived from HomePortfolio scores

The Lookout earns an INVESTIGATE rating with HP Score 57/100. Investment score 53/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (8/100). 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 SourcesEPC RegisterPortal 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
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HP Score
57/ 100
Mixed
Investment Score
53/ 100
Moderate
Crime Score
8/ 100
Low
Walkability
8/ 100
Low
Transit & Bike
Transit 34Bike 15
Walk Score, out of 100

Valuation & Market

Sale Estimate£5,143,000
Rent Estimate (pcm)£22,800
Gross Yield5.32%
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
  • RadonLow
  • MiningLow
  • LandslideLow
  • Air QualityLow
  • NoiseBelow 40 dB
View Full Risk Report

Planning Activity

Recent Apps
2RG9 6EU
Approval Rate
100%12mo
Development
low
  • P26/S4598/HH
    Single storey front extension, demolition of fireplace and top part of the chimney to the east elevation and replaced by sliding doors on the East and South elevations along with internal alterations, including a new guest bedroom, en-suite and staircase. Additionally, installation of new fenestrations throughout the property, an Air Source Heat Pump, solar pv systems on new flat roof and ground mounted in the garden as well as a Shepherds hut at the rear garden to be used as a multipurpose Room.
    Pending
  • P26/S4009/FUL
    Conversion of the existing barn to a dwelling with associated parking and garden area and the demolition of all other buildings on the land
    Pending
  • P26/S1922/DIS
    Discharge of condition 5d(flint repair) and 5e(roof repairs) on application ref. P25/S1674/LB Conversion of existing listed barn to form a guest annex.
    Approved
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)
2 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
View Connectivity Map

Area Profile

Median EarningsLocal authority£43,026
Population Density39 /km²
Owner Occupied73%
Age Distribution
0-15 18%16-64 59%65+ 23%
View Area Profile

Schools Nearby

  • Nettlebed Community School
    1.8 mi
    Good
  • Watlington Primary School
    3.6 mi
    Area grades2024

    Inspected after Ofsted withdrew the single overall grade.

  • Icknield Community College
    3.6 mi

    Inspected as Icknield Community College (URN 123244) on 19 Mar 2015

  • Ibstone CofE Primary School
    3.7 mi
    -

3 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All
  • Green Patch
    -
    £990k
    -
  • Flint Cottage
    -
    £1.70M
    -
  • Horseshoe Cottage
    -
    £760k
    -
  • Rose Cottage
    -
    £625k
    -