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17 Hill Lands, Wargrave, Reading, RG10 8JY

UPRN:14039545Terrace Property2 bedsBuilt 1967-1975
FreeholdCouncil Tax: -EPC: D (64)
Data freshness:Listing· freshListing: fresh, refreshed yesterday (2026-11-04T04:00:06.345886+00:00)Price Paid· freshPrice Paid: fresh, refreshed 4d ago (2026-11-01T11:09:26.656593+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T09:50:12.506338+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T08:24:30.427161+00:00)Amenities· 1mo agoAmenities: ageing, refreshed 1mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
17 Hill Lands, Wargrave, Reading, RG10 8JY

HP Score

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
£428,000
£407k - £449kHigh
Estimate
£428k
Range
£407k – £449k
Rent Estimate (pcm)
£1,400
£1k - £2k
Monthly
£1,400
Yield
3.93%

Verdict

Derived from HomePortfolio scores

17 Hill Lands earns an INVESTIGATE rating with HP Score 76/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (41/100). 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)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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
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HP Score
76/ 100
Strong
Investment Score
66/ 100
Moderate
Crime Score
5/ 100
Low
Walkability
41/ 100
Mixed
Transit & Bike
Transit 10Bike 42
Walk Score, out of 100

Valuation & Market

Sale Estimate£428,000
Rent Estimate (pcm)£1,400
Gross Yield3.93%
1y Growth+2.4%
3y Growth+1.2%
5y Growth+1.3%
10y Growth+1.9%
Last Sold Price£410,000 (2025-02-28)
View Market Details

Risk Overview

  • Flood RiskUnknown
  • SubsidenceSignificant
  • RadonModerate
  • MiningModerate
  • LandslideLow
  • Air QualityLow
  • NoiseLow
View Full Risk Report

Planning Activity

Recent Apps
0RG10 8JY
Approval Rate
-12mo
Development
low
  • 262527
    APPLICATION FOR WORKS TO PROTECTED TREE(S) TPO 61/1973. T1, Horse Chestnut - Reduce overall crown by approximately 1.5m, pruning back to suitable historic reduction. Remove epicormic growth from the main stem and remove major deadwood.
    Pending
  • 262504
    SECTION 211 NOTIFICATION FOR WORKS TO TREE(S) IN A CONSERVATION AREA. T1 (Beech) Top reduction of 2-2.5m and side reduction of 1-1.5m.
    Pending
  • 262470
    Application for submission of details to comply with the following condition of planning consent 253105 dated 16.02.2026. Part discharge condition 7 relates to decontamination, condition 11 to future homes standard.
    Pending
View Planning Timeline

Ownership

  • Corporate Ownership58.9%
  • Overseas OwnershipNo
  • Lease Term Remaining-
  • CovenantsRestrictive
  • Lease TypeFreehold
  • Last Ownership Change2025-02-28
  • SourceLand Registry
View Ownership Details

Connectivity

Broadband (Standard)
17 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
View Connectivity Map

Area Profile

Median EarningsLocal authority£43,538
Population Density1,133 /km²
Owner Occupied90%
Age Distribution
0-15 18%16-64 55%65+ 27%
View Area Profile

Schools Nearby

  • Robert Piggott CofE Junior School
    0.3 mi

    Inspected as Robert Piggott CofE Junior School (URN 109993) on 28 Sep 2023

  • Robert Piggott CofE Infant School
    0.4 mi

    Inspected as Robert Piggott CofE Infant School (URN 109989) on 23 Apr 2024

  • The Piggott School
    0.9 mi
    GoodImproving
  • Shiplake College
    1.2 mi
    Inspected by ISI

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

View All Schools

Comparables

View All
  • 8 Hill Lands
    -
    £420k
    -
  • 9 Hill Lands
    -
    £425k
    -
  • 17 Hill Lands
    -
    £410k
    -
  • 19 Hill Lands
    -
    £358k
    -