Peartree Cottage, Dunt Lane, Hurst, Reading, RG10 0TA

UPRN:14040123Detached House4 bedsBuilt before 1900

FreeholdCouncil Tax: Band GEPC: E (51)

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

Peartree Cottage, Dunt Lane, Hurst, Reading, RG10 0TA

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£1,491,000

£1.42M - £1.56MHigh

Estimate

£1.49M

Range

£1.42M – £1.56M

Rent Estimate (pcm)

£4,950

£4k - £6k

Monthly

£4,950

Yield

3.96%

Verdict

Derived from HomePortfolio scores

Peartree Cottage earns an INVESTIGATE rating with HP Score 62/100. Investment score 49/100 reflects below-average fundamentals. Crime intensity is very low. Walkability is limited (11/100). 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

62/ 100

Mixed

Investment Score

49/ 100

Mixed

Crime Score

15/ 100

Low

Walkability

11/ 100

Low

Transit & Bike

Transit 3Bike 20

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 [AVM -0.6% (HIGH)] → 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 (HIGH confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 14040123· as of 13 Oct 2026
Rental economics0/40
gross yield 4.0%; range width penalty ×0.72
- valuation_snapshotsrent estimate 4950/mo (range 4350-5550)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,820/mo, -57% 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), 48 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

£1,125,000£1,725,000

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£1,500,000

At the asking price

Monthly rent£4,950/mo

Evidenced range £4,350-£5,550

Interest rate5.4%

Loan to value75%

Cash required: £545,050
Net cash flow: -£1,636/mo
Cash on cash: -3.6%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.98 - 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 14040123Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 4950/mo (range 4350-5550)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 4950/mo (range 4350-5550)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 48 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£1,491,000

Rent Estimate (pcm)£4,950

Gross Yield3.96%

1y Growth-

3y Growth+1.2%

5y Growth+1.3%

10y Growth+1.9%

Last Sold Price£648,250 (2006-09-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

2RG10 0TA

Approval Rate

50%12mo

Development

low

262209
Full application for the proposed addition of 2no. storeys above existing single-storey storage facility providing office space.
Pending
262039
Application for submission of details to comply with the following condition of planning consent 251421 dated 22/05/2026. Condition 31 relates to a Habitat Management and Monitoring Plan (HMMP).
Pending
262037
Application for approval of details reserved by Condition 20 (Landscape Management Plan) of planning permission 251421 dated 22 May 2026.
Pending

View Planning Timeline

Ownership

Corporate Ownership58.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2006-09-29
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

24 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,538

Population Density-

Owner Occupied71%

Age Distribution

0-15 18%16-64 60%65+ 22%

View Area Profile

Schools Nearby

Winnersh Primary School
0.7 mi
-
Wheatfield Primary School and Nursery
0.7 mi
Good
Oak Tree School
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Emmbrook Infant School
0.7 mi
Inspected as Emmbrook Infant School (URN 109855) on 15 Jan 2019

3 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Dotties Farm Dunt Lane
-
£820k
-
St Nicholas Farmhouse Dunt Lane
-
£1.70M
-
Dairy House Dunt Lane
-
£1.20M
-
Elmsleigh Dunt Lane
-
£1.85M
-

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