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Silvergrass, Lower Assendon, Henley-on-Thames, RG9 6AL

UPRN:10096827156Detached House5 bedsBuilt 2026
FreeholdCouncil Tax: -EPC: B (88)
Data freshness:Listing· freshListing: fresh, refreshed 3d ago (2026-11-04T04:00:06.345886+00:00)Price Paid· freshPrice Paid: fresh, refreshed 6d ago (2026-11-01T10:57:09.761544+00:00)Planning· 2mo agoPlanning: ageing, refreshed 2mo ago (2026-09-09T06:46:03.816678+00:00)Ownership· freshOwnership: fresh, refreshed yesterday (2026-11-06T17:49:50.876056+00:00)EPC· 3mo agoEPC: ageing, refreshed 3mo ago (2026-08-21T10:52:56.641972+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T08:24:30.427161+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
Silvergrass, Lower Assendon, Henley-on-Thames, RG9 6AL

HP Score

Mixed
Verdict
yesterday
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Mixed signals - investigate

Evidence
16 of 21 sources
Sale Estimate
£3,253,000
£3.09M - £3.42MHigh
Estimate
£3.25M
Range
£3.09M – £3.42M
Rent Estimate (pcm)
£13,950
£13k - £15k
Monthly
£13,950
Yield
5.58%

Verdict

Derived from HomePortfolio scores

Silvergrass earns an INVESTIGATE rating with HP Score 65/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (18/100). 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 listingsMarket 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
65/ 100
Mixed
Investment Score
54/ 100
Moderate
Crime Score
6/ 100
Low
Walkability
18/ 100
Low
Transit & Bike
Transit 3Bike 45
Walk Score, out of 100

Valuation & Market

Sale Estimate£3,253,000
Rent Estimate (pcm)£13,950
Gross Yield5.58%
1y Growth-
3y Growth+0.4%
5y Growth+1.5%
10y Growth+2.2%
Last Sold Price-

Risk Overview

  • Flood RiskUnknown
  • SubsidenceSignificant
  • RadonModerate
  • MiningLow
  • LandslideLow
  • Air QualityLow
  • NoiseModerate

Planning Activity

Recent Apps
1RG9 6AL
Approval Rate
100%12mo
Development
low
  • P26/S4797/HH
    The proposal is for demolition of the existing conservatory and erection of a part single- part two-storey side/rear extension with associated alterations.
    Pending
  • P26/S3620/DIS
    Discharge of condition 10(contaminated land) on application ref. P25/S1259/S73 Variation of condition 2 (Approved plans) on application P22/S3033/FUL (Demolition of the existing office floorspace and construction of an Extra Care residential development (C2 Class Use together with ancillary amenity spaces, landscaping, car and cycle parking and associated plant) - Revisions to the internal and external areas to provide in response to fire safety and Building Regulation requirements including extension of the lower ground floor level for a sprinkler tank and VRF plant room. Addition of an external LV switch room. Reduction of units from 108 to 100 and associated changes to the unit mix. Amended window sizes and locations design amendments to the facade.
    Approved
  • P26/S3309/NM
    Variation of condition 2 (Approved plans) on application P22/S3033/FUL (Demolition of the existing office floorspace and construction of an Extra Care residential development (C2 Class Use together with ancillary amenity spaces, landscaping, car and cycle parking and associated plant) - Revisions to the internal and external areas to provide in response to fire safety and Building Regulation requirements including extension of the lower ground floor level for a sprinkler tank and VRF plant room. Addition of an external LV switch room. Reduction of units from 108 to 100 and associated changes to the unit mix. Amended window sizes and locations design amendments to the facade. (As amplified by information received 08 July 2025.)
    Approved

Ownership

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

Connectivity

Broadband (-)
-
Mobile 4G/5G Coverage
-
EV Charger
-
PTAL Rating
-

Area Profile

Median EarningsLocal authority£43,026
Population Density-
Owner Occupied75%
Age Distribution
0-15 17%16-64 56%65+ 27%

Schools Nearby

  • Badgemore Primary School
    1.3 mi

    Inspected as Badgemore Primary School (URN 123042) on 4 Jun 2019

  • Rupert House School
    1.5 mi
    Inspected by ISI
  • The Henley College
    1.7 mi
    -
  • Valley Road School
    1.8 mi
    Good

4 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

Comparables

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