13 Kibblewhite Crescent, Twyford, Reading, RG10 9AX

UPRN:14038550-Beds -Built 1950-1966

Tenure: -Council Tax: Band DEPC: D (55)

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

13 Kibblewhite Crescent, Twyford, Reading, RG10 9AX

HP Score

/ 100

Strong

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£571,000

£514k - £628kMedium

Estimate

£571k

Range

£514k – £628k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

13 Kibblewhite Crescent earns an INVESTIGATE rating with HP Score 76/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (50/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

50/ 100

Moderate

Transit & Bike

Transit 23Bike 41

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires rental_economics (no rent estimate available)

What we could establish

Valuation edge0/15
claims [AVM -0.7% (MEDIUM)] → 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
Market estimate used (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 14038550· as of 13 Oct 2026
Risk & liquidity12.8/15
175 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

valuation_snapshotsestimate for 14038550Valuation edge · as of 13 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 could not be scored
no rent estimate available
Stress margin could not be scored
no rent to stress

Plan

Before you offer

1. Fill the rental economics gap before relying on the score.
no rent estimate available
2. Fill the stress margin gap before relying on the score.
no rent to stress
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£571,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-6.6%

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
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RG10 9AX

Approval Rate

-12mo

Development

low

262515
Application for submission of details to comply with the following conditions of planning consent 212720 dated 05/07/23. Condition 33 relates to parking details and condition 36 to a Parking Management Strategy.
Pending
262420
Application for submission of details to comply with the following conditions of planning consent 243124 dated 20/06/2025: Condition 5 (Accessibility â partial discharge relating to Phase 1, plots 1â97) and Condition 7 (Details of Bollards).
Pending
262425
Householder application for the proposed single storey front and side extension following demolition of existing garage, plus changes to fenestration and re-landscaping to provide additional car parking.
Pending

View Planning Timeline

Ownership

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

View Ownership Details

Connectivity

Broadband (Standard)

28 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,538

Population Density3,433 /km²

Owner Occupied89%

Age Distribution

0-15 23%16-64 56%65+ 21%

View Area Profile

Schools Nearby

Polehampton Church of England Junior School
0.1 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Polehampton Church of England Infant and Nursery School
0.3 mi
Good
The Piggott School
0.5 mi
GoodImproving
The Colleton Primary School
0.9 mi
GoodConcerns

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

View All Schools

Comparables

View All

24 Kibblewhite Crescent
-
£552k
-
44 Kibblewhite Crescent
-
£580k
-
34 Kibblewhite Crescent
-
£495k
-
11 Kibblewhite Crescent
-
£530k
-

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