Sandpit Farmhouse, Sandpit Lane, Swallowfield, Reading, RG7 1XL

UPRN:14004053Detached HouseBeds -Built 2007-2011

Tenure: -Council Tax: -EPC: C (69)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Sandpit Farmhouse, Sandpit Lane, Swallowfield, Reading, RG7 1XL

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

16 of 21 sources

Sale Estimate

£922,000

£738k - £1.11MLow

Estimate

£922k

Range

£738k – £1.11M

Rent Estimate (pcm)

£3,300

£3k - £4k

Monthly

£3,300

Yield

1.98%

Verdict

Derived from HomePortfolio scores

Sandpit Farmhouse earns an INVESTIGATE rating with HP Score 60/100. Investment score 44/100 reflects below-average fundamentals. Crime intensity is very low. Walkability is limited (4/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

60/ 100

Mixed

Investment Score

44/ 100

Mixed

Crime Score

6/ 100

Low

Walkability

4/ 100

Low

Transit & Bike

Transit 37Bike 27

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 31 Oct 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [sold-comps -261.7%, £/sqft -261.5%] → 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; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 3.3%· as of 20 Oct 2026
Rental economics0/40
gross yield 2.0%; range width penalty ×0.78
- valuation_snapshotsrent estimate 3300/mo (range 2950-3650)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -6,142/mo, -186% 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 31 Oct 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 189 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 31 Oct 2026
Risk & liquidity9.3/15
380 sales/12mo in area; valuation range width 40%
- 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

£1,500,000£2,000,000

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£2,000,000

At the asking price

Monthly rent£3,300/mo

Evidenced range £2,950-£3,650

Interest rate5.4%

Loan to value75%

Cash required: £755,050
Net cash flow: -£4,465/mo
Cash on cash: -7.1%
Score at this price: 9

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.49 - 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

property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 3.3%Valuation edge · as of 20 Oct 2026
valuation_snapshotsrent estimate 3300/mo (range 2950-3650)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 31 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 31 Oct 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 3300/mo (range 2950-3650)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 189 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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. 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. 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£922,000

Rent Estimate (pcm)£3,300

Gross Yield1.98%

1y Growth-

3y Growth+1.1%

5y Growth+0.7%

10y Growth+2.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RG7 1XL

Approval Rate

-12mo

Development

low

262407
Application for submission of details to comply with the following condition of planning consent 261905 dated 08.10.2026. Condition 5 relates to protection of trees.
Pending
26/01487/LBC
Repair and refurbishment of the timber-framed building, including repairs to the timber frame and sole plate; construction of new foundations and rebuilding of the brick plinth; installation of a new insulated limecrete floor, breathable insulation and replacement oak weatherboarding; re-covering of the roof with clay tiles; replacement timber windows and doors; installation of timber shutters; and lime-plastered internal wall and ceiling finishes.
Pending
26/01486/HOU
New solar panels, replacement of the oil-fired heating system with a heat pump. New and changes to existing openings. New brick plinth and replacement cladding and roofing.
Pending

View Planning Timeline