41 Watcombe Road, Watlington, OX49 5QJ

UPRN:10095366665Flat/Maisonette1 bedsBuilt before 1900

Tenure: -Council Tax: Band BEPC: E (44)

Data freshness:Listing· freshPlanning· freshOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 2mo ago

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£214,000

£171k - £256kLow

Estimate

£214k

Range

£171k – £256k

Rent Estimate (pcm)

£200

£100 - £250

Monthly

£200

Yield

1.60%

Verdict

Derived from HomePortfolio scores

41 Watcombe Road earns an INVESTIGATE rating with HP Score 71/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (53/100). 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 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

53/ 100

Moderate

Transit & Bike

Transit 9Bike 32

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 1.6%; range width penalty ×0.40; the estimate this rent rides on sits 30% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 200/mo (range 100-250)· as of 14 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 30% above the ask on the same snapshot - verify the rent describes this home· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -616/mo, -308% 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 11 Nov 2026
Risk & liquidity9.3/15
32 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£150,000

At the asking price

Monthly rent£200/mo

Evidenced range £100-£250

Interest rate5.4%

Loan to value75%

Cash required: £46,800
Net cash flow: -£368/mo
Cash on cash: -9.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.40 - 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_snapshotsrent estimate 200/mo (range 100-250)Rental economics · as of 14 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 30% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 200/mo (range 100-250)

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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
4. 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£214,000

Rent Estimate (pcm)£200

Gross Yield1.60%

1y Growth-

3y Growth+1.7%

5y Growth-0.6%

10y Growth+2.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1OX49 5QJ

Approval Rate

-12mo

Development

low

P26/S5178/TCA
T1 Yew: Crown reduce by 2m in height and lateral spread. Works are proposed due to dieback throughout the canopy. The reduction will remove affected branch sections, reduce the extent of dieback within the crown and encourage healthy regenerative growth, with the aim of improving the tree’s overall condition and long-term vitality.
Pending
P26/S5011/TCA
Walnut Tree- Remove as too big for location - and both neighbours are concerned of lack of light. Prunus Tree- Remove too big for location-cracking wall and both neighbours are concerned of lack of light
Pending
P26/S4868/TCA
Remove Holly Tree - too big for its location - to close to house
Approved

View Planning Timeline

Ownership

Corporate Ownership79.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

19 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,026

Population Density626 /km²

Owner Occupied74%

Age Distribution

0-15 16%16-64 56%65+ 28%

View Area Profile

Schools Nearby

Icknield Community College
0.2 mi
Inspected as Icknield Community College (URN 123244) on 19 Mar 2015
Watlington Primary School
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Lewknor Church of England Primary School
2.6 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Ewelme CofE Primary School
3.3 mi
Good

6 of 15 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

18 Watcombe Road
-
£801k
-
23 Watcombe Road
-
£510k
-
15 Watcombe Road
-
£495k
-
1 Watcombe Road
-
£1.59M
-

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