33 Hill Road, Arborfield, Reading, RG2 9LP

UPRN:14005826End Terrace House2 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band CEPC: D (68)

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

33 Hill Road, Arborfield, Reading, RG2 9LP

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£354,000

£336k - £371kHigh

Estimate

£354k

Range

£336k – £371k

Rent Estimate (pcm)

£2,000

£2k - £2k

Monthly

£2,000

Yield

7.38%

Verdict

Derived from HomePortfolio scores

33 Hill Road earns an INVESTIGATE rating with HP Score 64/100. Investment score 52/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (37/100). 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 listingsOfcom Connected NationsMarket 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

64/ 100

Mixed

Investment Score

52/ 100

Moderate

Crime Score

29/ 100

Moderate

Walkability

37/ 100

Mixed

Transit & Bike

Transit 12Bike 49

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£325,000

At the asking price

Monthly rent£2,000/mo

Evidenced range £1,900-£2,150

Interest rate5.4%

Loan to value75%

Cash required: £105,050
Net cash flow: £288/mo
Cash on cash: 3.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.82 - clears 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£354,000

Rent Estimate (pcm)£2,000

Gross Yield7.38%

1y Growth+12.7%

3y Growth-2.5%

5y Growth+0.5%

10y Growth+2.7%

Last Sold Price£280,000 (2020-02-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RG2 9LP

Approval Rate

-12mo

Development

low

262297
Householder application for the proposed installation of solar panels on the roof.
Pending
262178
Application for submission of details to comply with the following conditions of planning consent O/2014/2280 (140977) dated 02/04/2015. Condition 14 relates to soft / hard landscaping scheme and condition 46 to wetland features, and this application relates to Parcel O2 only.
Pending
262170
APPLICATION FOR WORKS TO PROTECTED TREE(S) TPO 1361/2010, T2 and T3 T1, Oak (T2 on TPO) â Remove deadwood and prune to give 2m clearance from 5 Bushell Way. T2, Oak (T3 on TPO) - Remove deadwood and prune to give 2m clearance from 5 Bushell Way.
Pending

View Planning Timeline