89A Whitehouse Road, Woodcote, Reading, RG8 0SA

UPRN:10033018095Detached House3 bedsBuilt 2007-2011

FreeholdCouncil Tax: Band EEPC: C (76)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

89A Whitehouse Road, Woodcote, Reading, RG8 0SA

HP Score

/ 100

Strong

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

18 of 21 sources

Sale Estimate

£746,000

£709k - £783kHigh

Estimate

£746k

Range

£709k – £783k

Rent Estimate (pcm)

£2,650

£2k - £3k

Monthly

£2,650

Yield

4.45%

Verdict

Derived from HomePortfolio scores

89A Whitehouse Road earns an INVESTIGATE rating with HP Score 75/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (50/100). 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

75/ 100

Strong

Investment Score

66/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

50/ 100

Moderate

Transit & Bike

Transit 13Bike 26

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 5 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 +4.2% (HIGH), sold-comps -6.6%, £/sqft -6.5%] → 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 10033018095· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.1%· as of 21 Oct 2026
Rental economics0/40
gross yield 4.4%; range width penalty ×0.78
- valuation_snapshotsrent estimate 2650/mo (range 2350-2900)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,199/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 5 Nov 2026
Seller motivationNot scored
no listing-history inputs (first published date, price changes)
Risk & liquidity14.7/15
155 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

£536,000£822,000

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£715,000

At the asking price

Monthly rent£2,650/mo

Evidenced range £2,350-£2,900

Interest rate5.4%

Loan to value75%

Cash required: £241,550
Net cash flow: -£579/mo
Cash on cash: -2.9%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.10 - 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 10033018095Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.1%Valuation edge · as of 21 Oct 2026
valuation_snapshotsrent estimate 2650/mo (range 2350-2900)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
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 2650/mo (range 2350-2900)
Seller motivation could not be scored
no listing-history inputs (first published date, price changes)

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

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£746,000

Rent Estimate (pcm)£2,650

Gross Yield4.45%

1y Growth-26.6%

3y Growth-3.9%

5y Growth-1.4%

10y Growth+0.9%

Last Sold Price£425,000 (2011-01-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0RG8 0SA

Approval Rate

-12mo

Development

low

P26/S4638/FUL
Change of use of 25 Whitehouse Road, Woodcote, from residential dwelling (Class C3) to a children's home (Class C2) accommodating up to three children aged 11 to 17, with 24-hour residential care provision.
Pending
P26/S4130/TPO
T1 reduce lateral spread on 3 ash trees by 3 metres that overhangs 48 bridal pathwoodcote. T2 reduce lateral spread on 2 oak trees by 3 metres that overhangs 48 bridal path woodcote.
Approved
P26/S3573/HH
First floor rear extensions & ground floor terrace roof extension. Addition of a first floor bay window to the rear
Pending

View Planning Timeline