Robin Hill Cottage, Church Lane, Shiplake, Henley-on-Thames, RG9 4BS

UPRN:10033012960Detached Bungalow2 bedsBuilt 1900-1929

Tenure: -Council Tax: -EPC: E (52)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Robin Hill Cottage, Church Lane, Shiplake, Henley-on-Thames, RG9 4BS

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£902,000

£722k - £1.08MLow

Estimate

£902k

Range

£722k – £1.08M

Rent Estimate (pcm)

£3,850

£4k - £4k

Monthly

£3,850

Yield

0.66%

Verdict

Derived from HomePortfolio scores

Robin Hill Cottage earns an INVESTIGATE rating with HP Score 68/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (16/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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.ukHM Land Registry company ownershipHM Land Registry covenantsPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

68/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

2/ 100

Low

Walkability

16/ 100

Low

Transit & Bike

Transit 5Bike 24

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range
listing is a other but the valuation basis is the whole house at this UPRN - value evidence is not comparable

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£6,950,000

At the asking price

Monthly rent£3,850/mo

Evidenced range £3,500-£4,250

Interest rate5.4%

Loan to value75%

Cash required: £2,834,050
Net cash flow: -£20,791/mo
Cash on cash: -8.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.16 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£902,000

Rent Estimate (pcm)£3,850

Gross Yield0.66%

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

1RG9 4BS

Approval Rate

-12mo

Development

low

P26/S4112/HH
Erection of timber garage for two cars.
Approved
P26/S3567/DIS
Discharge of conditions 7(integrated biodiversity enhancements), 8(surface water drainage) & 9(foul drainage works) on application ref. P25/S3910/FUL New building (to provide medical centre) and related works.
Approved
P26/S2655/HH
Part single storey, part two storey rear extension including 5 rooflights, demolition of the existing conservatory and internal reconfiguration.
Approved

View Planning Timeline

Ownership

Corporate Ownership63.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,026

Population Density-

Owner Occupied87%

Age Distribution

0-15 19%16-64 55%65+ 26%

View Area Profile

Schools Nearby

Shiplake College
0.2 mi
Inspected by ISI
Shiplake Church of England School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
The Piggott School
1.3 mi
GoodImproving
Robert Piggott CofE Junior School
1.4 mi
Inspected as Robert Piggott CofE Junior School (URN 109993) on 28 Sep 2023

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

View All Schools

Comparables

View All

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