Willow House, Tokers Green Lane, Kidmore End, Reading, RG4 9AY

UPRN:10033008228Detached House4 bedsBuilt 1967-1975

FreeholdCouncil Tax: -EPC: C (73)

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

Willow House, Tokers Green Lane, Kidmore End, Reading, RG4 9AY

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£1,307,000

£1.24M - £1.37MHigh

Estimate

£1.31M

Range

£1.24M – £1.37M

Rent Estimate (pcm)

£4,750

£4k - £5k

Monthly

£4,750

Yield

4.38%

Verdict

Derived from HomePortfolio scores

Willow House earns an INVESTIGATE rating with HP Score 69/100. Investment score 56/100 reflects moderate fundamentals. 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. 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

69/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

23/ 100

Low

Transit & Bike

Transit 3Bike 24

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 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 +0.5% (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 10033008228· as of 13 Oct 2026
Rental economics0/40
gross yield 4.4%; range width penalty ×0.76
- valuation_snapshotsrent estimate 4750/mo (range 4250-5300)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,123/mo, -45% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 71 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 4 Nov 2026
Risk & liquidity14.6/15
413 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

£975,000£1,495,000

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£1,300,000

At the asking price

Monthly rent£4,750/mo

Evidenced range £4,250-£5,300

Interest rate5.4%

Loan to value75%

Cash required: £465,050
Net cash flow: -£1,099/mo
Cash on cash: -2.8%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.08 - below 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 10033008228Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 4750/mo (range 4250-5300)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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
Rental economics needs verification before you rely on it
rent estimate 4750/mo (range 4250-5300)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 71 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 →

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. 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.
3. 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£1,307,000

Rent Estimate (pcm)£4,750

Gross Yield4.38%

1y Growth-

3y Growth-1.2%

5y Growth+0.8%

10y Growth+1.9%

Last Sold Price£678,500 (2009-12-22)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

3RG4 9AY

Approval Rate

50%12mo

Development

low

P26/S3920/TPO
TPO Order Number 9/2001 T1 & T2 T1 = Oak T2 = Beech The work required would be crown lifting to a height of approximately 5 metres on the side of the trees that affect Whitehill. The branches that come down low and are dangerous begin at the height of 5 metres so we would need to crown lift to that height to ensure safety. The branches that are on the side of the tree that go into the adjacent boundary would not need to be crown lifted, unless you would like / require that side of the trees to also be done so the trees have a uniform look.
Pending
P26/S2883/DIS
Discharge of Condition 4 (Landscaping Scheme (trees and shrubs only)) of planning application ref. P26/S0698/HH Erection of a 3 bay garage & an outbuilding.
Approved
P26/S2741/FUL
Demolition of the existing three bed bungalow and erection of a four bed family home.
Approved

View Planning Timeline

Ownership

Corporate Ownership76.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2009-12-22
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,026

Population Density75 /km²

Owner Occupied83%

Age Distribution

0-15 19%16-64 58%65+ 23%

View Area Profile

Schools Nearby

Kidmore End Church of England Primary School
0.1 mi
Good
Maiden Erlegh Chiltern Edge
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Sonning Common Primary School
0.9 mi
Good
Aurora Rowan School
1.0 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

Church View Tokers Green Lane
-
£1.60M
-
St Fillans Tokers Green Lane
-
£1.33M
-
Mallorn Tokers Green Lane
-
£775k
-
Lyegrove Tokers Green Lane
-
£1.11M
-

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