Bentleys, Pishill, Henley-on-Thames, RG9 6HH

UPRN:10033006433Semi-Detached House4 bedsBuilt before 1900

FreeholdCouncil Tax: -EPC: E (50)

Data freshness:Listing· freshPlanning· 6mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Bentleys, Pishill, Henley-on-Thames, RG9 6HH

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£908,000

£862k - £953kHigh

Estimate

£908k

Range

£862k – £953k

Rent Estimate (pcm)

£3,050

£3k - £3k

Monthly

£3,050

Yield

5.23%

Verdict

Derived from HomePortfolio scores

Bentleys earns an INVESTIGATE rating with HP Score 57/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (7/100). 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)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

HP Score

57/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

7/ 100

Low

Transit & Bike

Transit 34Bike 21

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 +22.9% (HIGH)] → 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 10033006433· as of 13 Oct 2026
Rental economics0/40
gross yield 3.4% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 2000/mo (tenanted)· as of 5 Nov 2026
Stress margin0/30
stressed cash flow -1,613/mo, -81% 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: 0 price cut(s), 43 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
218 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

£525,000£805,000

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£700,000

At the asking price

Monthly rent£3,050/mo

Evidenced range £2,700-£3,450

Interest rate5.4%

Loan to value75%

Cash required: £236,300
Net cash flow: -£251/mo
Cash on cash: -1.3%
Score at this price: 15

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.

Evidence

Where every number comes from

valuation_snapshotsestimate for 10033006433Valuation edge · as of 13 Oct 2026
listing_factscontractual rent 2000/mo (tenanted)Rental economics · as of 5 Nov 2026
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
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Seller motivation could not be scored
context, not scored: 0 price cut(s), 43 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 →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
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£908,000

Rent Estimate (pcm)£3,050

Gross Yield5.23%

1y Growth-

3y Growth+0.4%

5y Growth+1.5%

10y Growth+2.2%

Last Sold Price£462,000 (2009-10-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

1RG9 6HH

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/S2179/HH
Two storey extension and single storey lean-to extension, with terrace and material amendments to existing dwelling.
Pending

View Planning Timeline

Ownership

Corporate Ownership63.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2009-10-14
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

2 Mbps

Mobile 4G/5G Coverage

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
2.4 mi
Good
Watlington Primary School
3.0 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Icknield Community College
3.0 mi
Inspected as Icknield Community College (URN 123244) on 19 Mar 2015
Ibstone CofE Primary School
3.3 mi
-

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

View All Schools

Comparables

View All

Rosewood Cottage
-
£1.70M
-
The Crown
-
£870k
-
Rosewood Cottage
-
£1.70M
-
Orchard House
-
£1.01M
-

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