Old Dunnings, Swallowfield Road, Arborfield, Reading, RG2 9JZ

UPRN:14004070-Beds -Built before 1900

Tenure: -Council Tax: Band GEPC: E (51)

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

Old Dunnings, Swallowfield Road, Arborfield, Reading, RG2 9JZ

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

£1,244,000

£1.18M - £1.31MHigh

Estimate

£1.24M

Range

£1.18M – £1.31M

Rent Estimate (pcm)

£4,950

£4k - £5k

Monthly

£4,950

Yield

4.75%

Verdict

Derived from HomePortfolio scores

Old Dunnings earns an INVESTIGATE rating with HP Score 59/100. Investment score 44/100 reflects below-average fundamentals. Crime intensity is very low. Walkability is limited (2/100). 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

59/ 100

Mixed

Investment Score

44/ 100

Mixed

Crime Score

6/ 100

Low

Walkability

2/ 100

Low

Transit & Bike

Transit 37Bike 32

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£1,250,000

At the asking price

Monthly rent£4,950/mo

Evidenced range £4,450-£5,450

Interest rate5.4%

Loan to value75%

Cash required: £445,050
Net cash flow: -£792/mo
Cash on cash: -2.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.17 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£1,244,000

Rent Estimate (pcm)£4,950

Gross Yield4.75%

1y Growth-

3y Growth-2.5%

5y Growth+0.5%

10y Growth+2.7%

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

0RG2 9JZ

Approval Rate

-12mo

Development

low

262426
APPLICATION FOR WORKS TO PROTECTED TREE(S) TPO 437/1988, AREA 5 T1, Holm Oak â Crown reduction by 2m and selective pruning; remove deadwood; reduce 1 no. limb (indicated on photograph) overhanging outbuilding by approx. 5-6m.
Pending

View Planning Timeline

Ownership

Corporate Ownership54.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,538

Population Density142 /km²

Owner Occupied80%

Age Distribution

0-15 19%16-64 57%65+ 24%

View Area Profile

Schools Nearby

Farley Hill Primary School
1.2 mi
-
Shinfield St Mary's CofE Junior School
1.3 mi
Inspected as Shinfield St Mary's CofE Junior School (URN 109976) on 21 Jun 2023
Shinfield Infant and Nursery School
1.4 mi
Inspected as Shinfield Infant and Nursery School (URN 109886) on 22 Jan 2019
The Coombes Church of England Primary School
1.5 mi
Requires improvement

3 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Old Grain Store Swallowfield Road
-
£460k
-

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