Cherrydown, Whitchurch Hill, Reading, RG8 7PA

UPRN:10033006174Detached House5 bedsBuilt -

FreeholdCouncil Tax: -EPC: -

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

Cherrydown, Whitchurch Hill, Reading, RG8 7PA

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

16 of 21 sources

Sale Estimate

£1,369,000

£1.23M - £1.51MMedium

Estimate

£1.37M

Range

£1.23M – £1.51M

Rent Estimate (pcm)

£4,850

£4k - £5k

Monthly

£4,850

Yield

3.53%

Verdict

Derived from HomePortfolio scores

Cherrydown earns an INVESTIGATE rating with HP Score 66/100. Investment score 52/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (18/100). 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 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

52/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

18/ 100

Low

Transit & Bike

Transit 4Bike 20

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - 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£1,650,000

At the asking price

Monthly rent£4,850/mo

Evidenced range £4,300-£5,400

Interest rate5.4%

Loan to value75%

Cash required: £608,050
Net cash flow: -£2,211/mo
Cash on cash: -4.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.87 - below 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£1,369,000

Rent Estimate (pcm)£4,850

Gross Yield3.53%

1y Growth-

3y Growth-3.9%

5y Growth-1.4%

10y Growth+0.9%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1RG8 7PA

Approval Rate

100%12mo

Development

low

P26/S4629/DIS
Discharge of the general Biodiversity Net Gain Condition on P24/S1748/FUL (Construction of single storey building for testing and research activities in connection with electric vehicles and battery technology. Temporary planning permission for a period of five years).
Pending
P26/S4097/HH
The construction of a first-floor extension over the rear portion of the existing bungalow, incorporating the raising of the existing roof ridge by approximately 2.6m. Erection of a single-storey side extension, an extension to the existing porch, the installation of five conservation-style rooflights, alterations to window proportions, external cladding, and associated internal alterations. Erection of a single-storey, flat-roofed garden room to provide classroom accommodation.
Pending
P26/S2817/DIS
Discharge of Conditions 6 (Herptile Hibernacula), 9 (Travel Plan) and 10 (Cycle Parking Faciities) on P24/S1748/FUL. Construction of single storey building for testing and research activities in connection with electric vehicles and battery technology. Temporary planning permission for a period of five years.
Pending

View Planning Timeline