32A Old Bath Road, Charvil, Reading, RG10 9QR

UPRN:14036249Detached House4 bedsBuilt 1983-1990

FreeholdCouncil Tax: Band GEPC: C (69)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

32A Old Bath Road, Charvil, Reading, RG10 9QR

HP Score

/ 100

Strong

Verdict

3 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

17 of 21 sources

Sale Estimate

£827,000

£785k - £868kHigh

Estimate

£827k

Range

£785k – £868k

Rent Estimate (pcm)

£2,750

£2k - £3k

Monthly

£2,750

Yield

4.23%

Verdict

Derived from HomePortfolio scores

32A Old Bath Road earns an INVESTIGATE rating with HP Score 77/100. Investment score 70/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (53/100). 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)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

77/ 100

Strong

Investment Score

70/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

53/ 100

Moderate

Transit & Bike

Transit 12Bike 52

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 4 Nov 2026

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

Valuation edge2.5/15
claims [AVM +5.7% (HIGH), sold-comps +9.4%, £/sqft +9.4%] → measured edge +0.50pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 14036249· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 11.1%· as of 24 Oct 2026
Rental economics0/40
gross yield 4.2%; range width penalty ×0.69
- valuation_snapshotsrent estimate 2750/mo (range 2400-3100)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,399/mo, -51% 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: 1 price cut(s), unknown 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 & liquidity14.6/15
175 sales/12mo in area; valuation range width 10%
- 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

£585,000£897,000

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£780,000

At the asking price

Monthly rent£2,750/mo

Evidenced range £2,400-£3,100

Interest rate5.4%

Loan to value75%

Cash required: £264,300
Net cash flow: -£729/mo
Cash on cash: -3.3%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.04 - 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

valuation_snapshotsestimate for 14036249Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 11.1%Valuation edge · as of 24 Oct 2026
valuation_snapshotsrent estimate 2750/mo (range 2400-3100)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

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 2750/mo (range 2400-3100)
Seller motivation could not be scored
context, not scored: 1 price cut(s), unknown 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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£827,000

Rent Estimate (pcm)£2,750

Gross Yield4.23%

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
RadonModerate
MiningModerate
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0RG10 9QR

Approval Rate

-12mo

Development

low

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
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
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)

12 Mbps

Mobile 4G/5G Coverage

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
0.7 mi
Good
Sonning Church of England Primary School
0.9 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Willow Bank Infant School
1.0 mi
Inspected as Willow Bank Infant School (URN 109889) on 6 Jul 2022
Willow Bank Junior School
1.0 mi
Inspected as Willow Bank Junior School (URN 109890) on 22 Mar 2023

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

View All Schools

Comparables

View All

30 Old Bath Road
-
£600k
-
26 Old Bath Road
-
£635k
-
16 Old Bath Road
-
£638k
-
34 Old Bath Road
-
£850k
-

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