Crabtree Farm, Middle Assendon, Henley-on-Thames, RG9 6BE
UPRN:10033007525Detached House4 bedsBuilt before 1900
FreeholdCouncil Tax: -EPC: E (45)
Data freshness:Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:08:20.923696+00:00)Ownership· freshOwnership: fresh, refreshed yesterday (2026-11-10T17:20:12.222431+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T08:24:30.427161+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
HP Score
60
/ 100
Mixed
Verdict
yesterday
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
15 of 21 sourcesSale Estimate
£1,554,000
£1.48M - £1.63MHigh
Estimate
£1.55M
Range
£1.48M – £1.63M
Rent Estimate (pcm)
£6,900
£6k - £8k
Monthly
£6,900
Yield
5.33%
Verdict
Derived from HomePortfolio scores
Crabtree Farm earns an INVESTIGATE rating with HP Score 60/100. Investment score 53/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (9/100). 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)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.ukPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
60
HP Score
60/ 100
Mixed
53
Investment Score
53/ 100
Moderate
6
Crime Score
6/ 100
Low
9
Walkability
9/ 100
Low
Transit & Bike
Transit 34Bike 19
Walk Score, out of 100
Valuation & Market
Sale Estimate£1,554,000
Rent Estimate (pcm)£6,900
Gross Yield5.33%
1y Growth-
3y Growth+0.4%
5y Growth+1.5%
10y Growth+2.2%
Last Sold Price-
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonModerate
- MiningLow
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
0RG9 6BE
Approval Rate
-12mo
Development
low
- ApprovedP26/S3176/16A(28)Installation of 1 x 8m Medium Wooden Pole
- ApprovedP26/S2871/HHTwo storey side extension & single storey rear extension
- ApprovedP26/S1131/HHSingle storey front extension with rooflights and porch, including demolition of existing porch.
Ownership
- Corporate Ownership63.3%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsNone
- Lease TypeFreehold
- Last Ownership Change-
- SourceLand Registry
Connectivity
Broadband (Standard)
2 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£43,026
Population Density54 /km²
Owner Occupied75%
Age Distribution
0-15 17%16-64 56%65+ 27%
Schools Nearby
- Badgemore Primary School2.2 mi
Inspected as Badgemore Primary School (URN 123042) on 4 Jun 2019
- Nettlebed Community School2.3 miGood
- Inspected by ISIRupert House School2.4 mi
- -The Henley College2.6 mi
4 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.