7 Meadow Road, Henley-on-Thames, RG9 1BE

UPRN:10033011320Purpose Built Flat2 bedsBuilt 1983-1990

LeaseholdCouncil Tax: Band GEPC: C (72)

Data freshness:Listing· freshOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

7 Meadow Road, Henley-on-Thames, RG9 1BE

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£1,099,000

£879k - £1.32MLow

Estimate

£1.10M

Range

£879k – £1.32M

Rent Estimate (pcm)

£5,250

£5k - £6k

Monthly

£5,250

Yield

5.48%

Verdict

Derived from HomePortfolio scores

7 Meadow Road earns an INVESTIGATE rating with HP Score 74/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (49/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

74/ 100

Mixed

Investment Score

68/ 100

Moderate

Crime Score

22/ 100

Moderate

Walkability

49/ 100

Mixed

Transit & Bike

Transit 20Bike 38

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 5 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [sold-comps -43.2%, £/sqft -43.2%] → 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; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 12.9%· as of 1 Nov 2026
Rental economics3.2/40
gross yield 5.5%; range width penalty ×0.84
- valuation_snapshotsrent estimate 5250/mo (range 4750-5700)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,123/mo, -21% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 5 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 33 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 & liquidity9.2/15
218 sales/12mo in area; valuation range width 40%
- 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

£862,500£1,322,500

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£1,150,000

At the asking price

Monthly rent£5,250/mo

Evidenced range £4,750-£5,700

Interest rate5.4%

Loan to value75%

Cash required: £405,050
Net cash flow: -£247/mo
Cash on cash: -0.7%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.35 - 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

property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 12.9%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 5250/mo (range 4750-5700)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 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

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 5250/mo (range 4750-5700)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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£1,099,000

Rent Estimate (pcm)£5,250

Gross Yield5.48%

1y Growth+54.2%

3y Growth+0.4%

5y Growth+1.5%

10y Growth+2.2%

Last Sold Price£750,000 (2007-12-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1RG9 1BE

Approval Rate

100%12mo

Development

low

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/S4997/FUL
Demolition of the existing boundary wall to Singer's Lane and proposed infill three bedroom single storey dwelling within the rear garden of 12 St.Andrews Road. (Schedule 1 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 Remaining105 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2007-12-14
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 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

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

5 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

14 Meadow Road
-
£740k
-
5 Meadow Road
-
£480k
-
12 Meadow Road
-
£775k
-
14 Meadow Road
-
£651k
-

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