Lakeside, Waingels Road, Lands End, Twyford, Reading, RG10 0UA

UPRN:14035572Detached House6 bedsBuilt 1983-1990

FreeholdCouncil Tax: -EPC: D (63)

Data freshness:Listing· freshPrice Paid· freshOwnership· freshEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Lakeside, Waingels Road, Lands End, Twyford, Reading, RG10 0UA

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£1,249,000

£999k - £1.50MLow

Estimate

£1.25M

Range

£999k – £1.50M

Rent Estimate (pcm)

£4,150

£4k - £5k

Monthly

£4,150

Yield

2.85%

Verdict

Derived from HomePortfolio scores

Lakeside earns an INVESTIGATE rating with HP Score 69/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (20/100). 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 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

69/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

20/ 100

Low

Transit & Bike

Transit 38Bike 27

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 Nov 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 -38.2%, £/sqft -38.2%] → 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 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17%· as of 29 Oct 2026
Rental economics0/40
gross yield 2.8%; range width penalty ×0.72
- valuation_snapshotsrent estimate 4150/mo (range 3650-4650)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -4,463/mo, -108% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 240 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 4 Nov 2026
Risk & liquidity9.2/15
175 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

£1,312,500£1,969,000

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£1,750,000

At the asking price

Monthly rent£4,150/mo

Evidenced range £3,650-£4,650

Interest rate5.4%

Loan to value75%

Cash required: £650,050
Net cash flow: -£3,033/mo
Cash on cash: -5.6%
Score at this price: 9

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.70 - 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 17%Valuation edge · as of 29 Oct 2026
valuation_snapshotsrent estimate 4150/mo (range 3650-4650)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 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 4150/mo (range 3650-4650)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 240 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. 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£1,249,000

Rent Estimate (pcm)£4,150

Gross Yield2.85%

1y Growth-

3y Growth+1.2%

5y Growth+1.3%

10y Growth+1.9%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2RG10 0UA

Approval Rate

100%12mo

Development

low

262411
Application for submission of details to comply with the following condition of planning consent 232704 dated 12/05/2025. Â Condition 30 Landscaping.
Pending
262410
Application for submission of details to comply with the following condition of planning consent 232704 dated 12/05/2025. Â Condition 24 Highway Construction Details. Condition 28 Drainage.
Pending
262359
Application for submission of details to comply with the following condition of planning consent 253071 dated 03/09/2026. Condition 3 relates to external materials.
Approved

View Planning Timeline

Ownership

Corporate Ownership58.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

26 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,538

Population Density572 /km²

Owner Occupied87%

Age Distribution

0-15 20%16-64 62%65+ 18%

View Area Profile

Schools Nearby

Waingels
0.1 mi
Good
Willow Bank Infant School
0.5 mi
Inspected as Willow Bank Infant School (URN 109889) on 6 Jul 2022
Willow Bank Junior School
0.5 mi
Inspected as Willow Bank Junior School (URN 109890) on 22 Mar 2023
Woodley CofE Primary School
0.8 mi
Good

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

View All Schools

Comparables

View All

Blackberries Waingels Road
-
£885k
-
Malmo Waingels Road
-
£750k
-
Blackberries Waingels Road
-
£500k
-
Acorns Waingels Road
-
£680k
-

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