Stepping Stones, Stoke Row, Henley-on-Thames, RG9 5QL

UPRN:10033007328-Beds -Built 1996-2002

Tenure: -Council Tax: Band FEPC: D (57)

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

Stepping Stones, Stoke Row, Henley-on-Thames, RG9 5QL

HP Score

/ 100

Strong

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

18 of 21 sources

Sale Estimate

-- - --

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

Stepping Stones earns an INVESTIGATE rating with HP Score 75/100. Crime intensity is very low. Walkability is limited (23/100). 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 coverageHM 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

75/ 100

Strong

Investment Score

No data

Crime Score

8/ 100

Low

Walkability

23/ 100

Low

Transit & Bike

Transit 5Bike 22

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (no market estimate available)
headline score requires rental_economics (no rent estimate available)

What we could establish

Risk & liquidity9/15
218 sales/12mo in area
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
no market estimate available
Rental economics could not be scored
no rent estimate available

Plan

Before you offer

1. Fill the valuation edge gap before relying on the score.
no market estimate available
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. 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-

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth+0.4%

5y Growth+1.5%

10y Growth+2.2%

Last Sold Price£430,000 (2006-06-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2RG9 5QL

Approval Rate

100%12mo

Development

low

P26/S4460/DIS
Discharge of condition 5(tree protection) on application ref. P25/S3772/HH Part single, part two-storey rear/side extension following demolition of the existing attached garage, changes to fenestration and external materials, along with associated landscaping.
Pending
P26/S4051/S73
Variation of Condition 2 (Approved Plans) regarding householder application P25/S0476/HH (First floor extension to create new bedroom. Alterations to fenestration at ground floor) - reduction in first floor extension.
Pending
P26/S3644/FUL
Redevelopment of buildings to provide four dwellings with associated works including access arrangements and amenity space
Pending

View Planning Timeline

Ownership

Corporate Ownership63.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change2006-06-23
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

3 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,026

Population Density77 /km²

Owner Occupied77%

Age Distribution

0-15 17%16-64 60%65+ 23%

View Area Profile

Schools Nearby

Stoke Row CofE Primary School
0.1 mi
Good
Checkendon Church of England (A) Primary School
1.2 mi
Report card2025
Ofsted no longer awards a single overall grade.
Nettlebed Community School
2.1 mi
Good
The Oratory School
2.1 mi
Inspected by ISI

5 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

The Grove
-
£1.15M
-
Burnley
-
£845k
-
The Birches
-
£825k
-
Stoke Row Village Store
-
£695k
-

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