Kookaburra House, 10 Baron Way, Kingwood, Henley-on-Thames, RG9 5WA

UPRN:10033009514Detached House5 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band GEPC: D (65)

Data freshness:Planning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Kookaburra House, 10 Baron Way, Kingwood, Henley-on-Thames, RG9 5WA

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£1,468,000

£1.39M - £1.54MHigh

Estimate

£1.47M

Range

£1.39M – £1.54M

Rent Estimate (pcm)

£6,300

£6k - £7k

Monthly

£6,300

Yield

5.13%

Verdict

Derived from HomePortfolio scores

Kookaburra House earns an INVESTIGATE rating with HP Score 67/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (7/100). 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 NationsMarket 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

67/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

7/ 100

Low

Transit & Bike

Transit 36Bike 21

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 5 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge2.5/15
claims [AVM -0.5% (HIGH), sold-comps +12.4%, £/sqft +12.3%] → measured edge +0.50pp 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 10033009514· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 18%· as of 7 Nov 2026
Rental economics0.8/40
gross yield 5.1%; range width penalty ×0.82
- valuation_snapshotsrent estimate 6300/mo (range 5700-6900)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,722/mo, -27% 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 5 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 179 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 5 Nov 2026
Risk & liquidity14.6/15
218 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

£1,106,000£1,696,000

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£1,475,000

At the asking price

Monthly rent£6,300/mo

Evidenced range £5,700-£6,900

Interest rate5.4%

Loan to value75%

Cash required: £535,050
Net cash flow: -£617/mo
Cash on cash: -1.4%
Score at this price: 18

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.27 - clears 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 10033009514Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 18%Valuation edge · as of 7 Nov 2026
valuation_snapshotsrent estimate 6300/mo (range 5700-6900)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 2026

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 6300/mo (range 5700-6900)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 179 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£1,468,000

Rent Estimate (pcm)£6,300

Gross Yield5.13%

1y Growth+3.0%

3y Growth+0.4%

5y Growth+1.5%

10y Growth+2.2%

Last Sold Price£1,385,000 (2024-04-15)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RG9 5WA

Approval Rate

-12mo

Development

low

P26/S2455/FUL
Extension and alterations to existing workshop and home office.
Pending
P26/S1420/HH
Proposed garage conversion, formation of 2 new parking spaces & proposed outbuilding. (Part retrospective).
Approved

View Planning Timeline

Ownership

Corporate Ownership63.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2024-04-15
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,026

Population Density-

Owner Occupied87%

Age Distribution

0-15 18%16-64 58%65+ 24%

View Area Profile

Schools Nearby

Stoke Row CofE Primary School
0.8 mi
Good
Checkendon Church of England (A) Primary School
1.2 mi
Report card2025
Ofsted no longer awards a single overall grade.
Peppard Church of England Primary School
1.8 mi
Report card2026
Ofsted no longer awards a single overall grade.
The Oratory School
1.8 mi
Inspected by ISI

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

View All Schools

Comparables

View All

10 Baron Way
-
£1.39M
-
7 Baron Way
-
£895k
-
Old Copse House, 11 Baron Way
-
£1.33M
-
6 Baron Way
-
£650k
-

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