White Lodge, Normanstead, Henley-on-Thames, RG9 1XR

UPRN:10033007409Detached House4 bedsBuilt 2012-2021

FreeholdCouncil Tax: Band HEPC: B (82)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

White Lodge, Normanstead, Henley-on-Thames, RG9 1XR

HP Score

/ 100

Strong

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£2,734,000

£2.19M - £3.28MLow

Estimate

£2.73M

Range

£2.19M – £3.28M

Rent Estimate (pcm)

£11,750

£11k - £13k

Monthly

£11,750

Yield

3.76%

Verdict

Derived from HomePortfolio scores

White Lodge earns an INVESTIGATE rating with HP Score 83/100. Investment score 75/100 reflects strong fundamentals. Crime intensity is low. Walkability is good (82/100). 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

83/ 100

Strong

Investment Score

75/ 100

High

Crime Score

22/ 100

Moderate

Walkability

82/ 100

High

Transit & Bike

Transit 18Bike 40

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range

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£3,750,000

At the asking price

Monthly rent£11,750/mo

Evidenced range £10,750-£12,750

Interest rate5.4%

Loan to value75%

Cash required: £1,490,050
Net cash flow: -£4,522/mo
Cash on cash: -3.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.93 - 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£2,734,000

Rent Estimate (pcm)£11,750

Gross Yield3.76%

1y Growth-

3y Growth+0.4%

5y Growth+1.5%

10y Growth+2.2%

Last Sold Price£2,250,000 (2018-09-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RG9 1XR

Approval Rate

-12mo

Development

low

P26/S5012/TPO
Pedunculate English oak (T1) has defective and end-loaded lateral branches growing out over the parking spaces in the driveway. Targeted pruning has been recommended to mitigate the risk of harm or damage as a matter of high priority. Specific work will be to tip reduce the SW and W sides by between 1 and 1.5 metres with final pruning cuts of no greater than 50mm diameter. (Schedule 2 application under the 2026 Regulations)
Pending
P26/S4954/HH
Installation of an air source heat pump in the rear garden (Schedule 2 application under the 2026 Regulations).
Pending
P26/S4955/LB
Listed Building Consent for the Installation of an air source heat pump in the rear garden, relocation of the existing bathroom to the first floor, and associated internal reconfigurations. (Schedule 2 application under the 2026 Regulations)
Pending

View Planning Timeline

Ownership

Corporate Ownership63.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2018-09-21
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,026

Population Density-

Owner Occupied55%

Age Distribution

0-15 14%16-64 65%65+ 21%

View Area Profile

Schools Nearby

Sacred Heart Catholic Primary School, Henley-on-Thames
0.1 mi
Report card2025
Ofsted no longer awards a single overall grade.
Trinity Church of England Primary School
0.2 mi
GoodConcerns
The Henley College
0.3 mi
-
St Mary's Preparatory
0.3 mi
Inspected by ISI

4 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Appletree Lodge Normanstead
-
£2.53M
-
White Lodge Normanstead
-
£2.25M
-
White Lodge Normanstead
-
£1.00M
-
Appletree Lodge Normanstead
-
£901k
-

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