Hill Rise, Priest Hill, Nettlebed, Henley-on-Thames, RG9 5AR

UPRN:10033006578Detached House3 bedsBuilt before 1900

FreeholdCouncil Tax: Band FEPC: E (54)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Hill Rise, Priest Hill, Nettlebed, Henley-on-Thames, RG9 5AR

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£1,396,000

£1.26M - £1.53MMedium

Estimate

£1.40M

Range

£1.26M – £1.53M

Rent Estimate (pcm)

£6,000

£5k - £7k

Monthly

£6,000

Yield

5.76%

Verdict

Derived from HomePortfolio scores

Hill Rise earns an INVESTIGATE rating with HP Score 66/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (24/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

24/ 100

Low

Transit & Bike

Transit 34Bike 19

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£1,250,000

At the asking price

Monthly rent£6,000/mo

Evidenced range £5,450-£6,550

Interest rate5.4%

Loan to value75%

Cash required: £445,050
Net cash flow: -£65/mo
Cash on cash: -0.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.42 - 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£1,396,000

Rent Estimate (pcm)£6,000

Gross Yield5.76%

1y Growth-

3y Growth+0.4%

5y Growth+1.5%

10y Growth+2.2%

Last Sold Price£910,000 (2012-05-04)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1RG9 5AR

Approval Rate

-12mo

Development

low

P26/S4757/HH
Two storey side extension and single storey front and rear extensions.
Pending
P26/S4654/FUL
Conversion of the barn to a self-contained dwelling, to include external alterations, landscaping, parking, access and associated works.
Pending
P26/S4655/LB
Conversion of the barn to a self-contained dwelling, to include internal and external alteration.
Pending

View Planning Timeline

Ownership

Corporate Ownership63.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2012-05-04
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

19 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
0.2 mi
Good
Stoke Row CofE Primary School
2.4 mi
Good
Checkendon Church of England (A) Primary School
3.4 mi
Report card2025
Ofsted no longer awards a single overall grade.
Peppard Church of England Primary School
3.4 mi
Report card2026
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

Zion House Priest Hill
-
£880k
-
Hill Rise Priest Hill
-
£910k
-
Hill Rise Priest Hill
-
£480k
-
Hill Rise Priest Hill
-
£250k
-

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