Springhill, Kidmore Lane, Sonning Common, Reading, RG4 9SH

UPRN:10033018553Detached House6 bedsBuilt 1950-1966

FreeholdCouncil Tax: -EPC: E (40)

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

Springhill, Kidmore Lane, Sonning Common, Reading, RG4 9SH

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

£1,176,000

£1.12M - £1.23MHigh

Estimate

£1.18M

Range

£1.12M – £1.23M

Rent Estimate (pcm)

£4,300

£4k - £5k

Monthly

£4,300

Yield

6.49%

Verdict

Derived from HomePortfolio scores

Springhill earns an INVESTIGATE rating with HP Score 71/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (45/100). 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)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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

45/ 100

Mixed

Transit & Bike

Transit 11Bike 32

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead 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: the estimate sits 32% above the ask. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +32.4% (HIGH), sold-comps +41.6%, £/sqft +41.6%] → 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 9 Oct 2026
- valuation_snapshotsestimate for 10033018553· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 22.1%· as of 30 Oct 2026
Rental economics9/40
gross yield 6.5%; range width penalty ×0.76; the estimate this rent rides on sits 32% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 4300/mo (range 3800-4750)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 32% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -323/mo, -8% 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: 0 price cut(s), 39 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
413 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

£596,000£914,000

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£795,000

At the asking price

Monthly rent£4,300/mo

Evidenced range £3,800-£4,750

Interest rate5.4%

Loan to value75%

Cash required: £269,550
Net cash flow: £294/mo
Cash on cash: 1.3%
Score at this price: 26

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.60 - 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 10033018553Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 22.1%Valuation edge · as of 30 Oct 2026
valuation_snapshotsrent estimate 4300/mo (range 3800-4750)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 32% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advert

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 4300/mo (range 3800-4750)
Rental economics needs verification before you rely on it
sale estimate 32% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£1,176,000

Rent Estimate (pcm)£4,300

Gross Yield6.49%

1y Growth-

3y Growth-1.2%

5y Growth+0.8%

10y Growth+1.9%

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

1RG4 9SH

Approval Rate

100%12mo

Development

low

P26/S4967/TPO
Description of Proposed Works: T1 (Cherry): Crown reduction on the eastern canopy facing the house. Prune overhanging lateral branches extending towards the roof by up to 3 metres, back to suitable growth points / target pruning cuts, leaving a clear clearance of approximately 3 metres from the building elevation and roof line. All works to be carried out in accordance with BS 3998:2010. Justification for the Works: To maintain reasonable clearance between the tree canopy and the house, preventing direct contact with the roof, gutters, and cladding. This will mitigate gutter blockages, reduce dampness caused by overhang, prevent structural abrasion during high winds, and maintain light levels to ground-floor and bedroom windows.
Pending
P26/S4690/LDP
Lawful Development Certificate Proposed for a garage conversion to habitable room, to include new windows to front & rear and the enclosure of the existing open porch.
Pending
P26/S4624/HH
Installation of domestic solar (PV) panels to rear elevation of the main roof with battery storage, ancillary cables and equipment.
Pending

View Planning Timeline

Ownership

Corporate Ownership76.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

20 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,026

Population Density-

Owner Occupied63%

Age Distribution

0-15 22%16-64 59%65+ 19%

View Area Profile

Schools Nearby

Maiden Erlegh Chiltern Edge
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Sonning Common Primary School
0.3 mi
Good
Bishopswood School
0.3 mi
Report card2025
Ofsted no longer awards a single overall grade.
Kidmore End Church of England Primary School
0.5 mi
Good

5 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

13 Kidmore Lane
-
£1.70M
-
16 Kidmore Lane
-
£1.13M
-
10 Kidmore Lane
-
£600k
-
20 Kidmore Lane
-
£493k
-

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