2 Pearce's Orchard, Henley-on-Thames, RG9 2LF

UPRN:10033009814Detached House4 bedsBuilt 1983-1990

FreeholdCouncil Tax: Band GEPC: C (75)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

2 Pearce's Orchard, Henley-on-Thames, RG9 2LF

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

£1,446,000

£1.37M - £1.52MHigh

Estimate

£1.45M

Range

£1.37M – £1.52M

Rent Estimate (pcm)

£6,150

£6k - £7k

Monthly

£6,150

Yield

5.09%

Verdict

Derived from HomePortfolio scores

2 Pearce's Orchard earns an INVESTIGATE rating with HP Score 79/100. Investment score 70/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (63/100). 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

79/ 100

Strong

Investment Score

70/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

63/ 100

Moderate

Transit & Bike

Transit 14Bike 57

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 12 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 -0.3% (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 14 Nov 2026
- valuation_snapshotsestimate for 10033009814· as of 14 Nov 2026
Rental economics0.6/40
gross yield 5.1%; range width penalty ×0.83
- valuation_snapshotsrent estimate 6150/mo (range 5600-6750)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,727/mo, -28% 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 12 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 185 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 12 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

£1,087,500£1,667,500

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£1,450,000

At the asking price

Monthly rent£6,150/mo

Evidenced range £5,600-£6,750

Interest rate5.4%

Loan to value75%

Cash required: £525,050
Net cash flow: -£636/mo
Cash on cash: -1.5%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.26 - 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 10033009814Valuation edge · as of 14 Nov 2026
valuation_snapshotsrent estimate 6150/mo (range 5600-6750)Rental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 12 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 12 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 6150/mo (range 5600-6750)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 185 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. 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£1,446,000

Rent Estimate (pcm)£6,150

Gross Yield5.09%

1y Growth-

3y Growth+0.4%

5y Growth+1.5%

10y Growth+2.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RG9 2LF

Approval Rate

-12mo

Development

low

P26/S5280/TPO(5D)
TPO 19-Beech Remove tree to ground level
Approved
P26/S4996/HH
Installation of a powder-coated aluminium brise-soleil with fixed horizontal louvres to the front elevation of the existing dwelling. (Schedule 1 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

View Planning Timeline

Ownership

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

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,026

Population Density935 /km²

Owner Occupied59%

Age Distribution

0-15 14%16-64 52%65+ 34%

View Area Profile

Schools Nearby

Badgemore Primary School
0.3 mi
Inspected as Badgemore Primary School (URN 123042) on 4 Jun 2019
Rupert House School
0.4 mi
Inspected by ISI
The Henley College
0.6 mi
-
Sacred Heart Catholic Primary School, Henley-on-Thames
0.8 mi
Report card2025
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

6 Pearces Orchard
-
£1.40M
-
1 Pearces Orchard
-
£1.32M
-
2 Pearces Orchard
-
£930k
-
Gerrans, 9 Pearces Orchard
-
£980k
-

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