Flat 20, Wilkins Court, 9–11 Deanfield Avenue, Henley-on-Thames, RG9 1UE

UPRN:10093776476Flat/Maisonette1 bedsBuilt -

LeaseholdCouncil Tax: Band CEPC: B (84)

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

Flat 20, Wilkins Court, 9–11 Deanfield Avenue, Henley-on-Thames, RG9 1UE

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£305,000

£290k - £321kHigh

Estimate

£305k

Range

£290k – £321k

Rent Estimate (pcm)

£1,450

£1k - £2k

Monthly

£1,450

Yield

5.61%

Verdict

Derived from HomePortfolio scores

Flat 20 earns an INVESTIGATE rating with HP Score 75/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is good (84/100). 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

75/ 100

Strong

Investment Score

71/ 100

High

Crime Score

51/ 100

Elevated

Walkability

84/ 100

High

Transit & Bike

Transit 18Bike 46

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

Valuation edge2.1/15
claims [AVM -1.6% (HIGH), sold-comps +2.5%, £/sqft +2.5%] → measured edge +0.42pp 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 10093776476· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 18.2%· as of 10 Nov 2026
Rental economics4.5/40
gross yield 5.6%; range width penalty ×0.92
- valuation_snapshotsrent estimate 1450/mo (range 1350-1550)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -372/mo, -26% 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), 197 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
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

£232,500£356,500

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£310,000

At the asking price

Monthly rent£1,450/mo

Evidenced range £1,350-£1,550

Interest rate5.4%

Loan to value75%

Cash required: £99,800
Net cash flow: -£42/mo
Cash on cash: -0.5%
Score at this price: 21

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.39 - 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 10093776476Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 18.2%Valuation edge · as of 10 Nov 2026
valuation_snapshotsrent estimate 1450/mo (range 1350-1550)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

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 1450/mo (range 1350-1550)
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. 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£305,000

Rent Estimate (pcm)£1,450

Gross Yield5.61%

1y Growth-

3y Growth+0.4%

5y Growth+1.5%

10y Growth+2.2%

Last Sold Price£224,956 (2019-08-02)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RG9 1UE

Approval Rate

-12mo

Development

low

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/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/S5012/TPO
Pedunculate English oak (T1) has defective and end-loaded lateral branches growing out over the parking spaces in the driveway. Targeted pruning has been recommended to mitigate the risk of harm or damage as a matter of high priority. Specific work will be to tip reduce the SW and W sides by between 1 and 1.5 metres with final pruning cuts of no greater than 50mm diameter. (Schedule 2 application under the 2026 Regulations)
Pending

View Planning Timeline

Ownership

Corporate Ownership63.3%
Overseas OwnershipNo
Lease Term Remaining117 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2019-08-02
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 Density2,619 /km²

Owner Occupied60%

Age Distribution

0-15 11%16-64 59%65+ 30%

View Area Profile

Schools Nearby

The Henley College
0.1 mi
-
Sacred Heart Catholic Primary School, Henley-on-Thames
0.2 mi
Report card2025
Ofsted no longer awards a single overall grade.
Trinity Church of England Primary School
0.3 mi
GoodConcerns
Badgemore Primary School
0.3 mi
Inspected as Badgemore Primary School (URN 123042) on 4 Jun 2019

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

View All Schools

Comparables

View All

Field House, 43 Deanfield Avenue
-
£2.10M
-
Wilkins Court, 9 - 11 Deanfield Avenue
-
£116k
-
Wilkins Court, 9 - 11 Deanfield Avenue
-
£370k
-
27 Deanfield Avenue
-
£545k
-

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