Ruscombe Turn, Stanlake Lane, Ruscombe, Reading, RG10 0BL

UPRN:14041660Semi-Detached House3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band GEPC: D (67)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Ruscombe Turn, Stanlake Lane, Ruscombe, Reading, RG10 0BL

HP Score

/ 100

Strong

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£933,000

£840k - £1.03MMedium

Estimate

£933k

Range

£840k – £1.03M

Rent Estimate (pcm)

£3,150

£3k - £4k

Monthly

£3,150

Yield

3.44%

Verdict

Derived from HomePortfolio scores

Ruscombe Turn earns an INVESTIGATE rating with HP Score 77/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (52/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

77/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

52/ 100

Moderate

Transit & Bike

Transit 18Bike 42

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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

Economics

What happens to your money

Your assumptions

Purchase price£1,100,000

At the asking price

Monthly rent£3,150/mo

Evidenced range £2,800-£3,550

Interest rate5.4%

Loan to value75%

Cash required: £385,050
Net cash flow: -£1,532/mo
Cash on cash: -4.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.85 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£933,000

Rent Estimate (pcm)£3,150

Gross Yield3.44%

1y Growth-

3y Growth+1.2%

5y Growth+1.3%

10y Growth+1.9%

Last Sold Price£710,000 (2018-03-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0RG10 0BL

Approval Rate

-12mo

Development

low

262433
APPLICATION FOR WORKS TO PROTECTED TREE(S) TPO-1886-2022. T1 (Oak) Monolith tree through removal of outer boughs and retain the main trunk as deadwood habitat.
Pending
262392
Full application for the proposed installation of a dropped kerb and new access to the front of the property.
Pending
262368
Full application for the proposed phased erection of 18 no. dwellings with associated access / highway works, tree works and landscaping, following demolition of the existing dwelling and buildings / structures.
Pending

View Planning Timeline

Ownership

Corporate Ownership58.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2018-03-20
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,538

Population Density163 /km²

Owner Occupied67%

Age Distribution

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

View Area Profile

Schools Nearby

Polehampton Church of England Infant and Nursery School
0.3 mi
Good
The Colleton Primary School
0.4 mi
GoodConcerns
Polehampton Church of England Junior School
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Dolphin School
1.0 mi
Inspected by ISI

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

View All Schools

Comparables

View All

Bridge Cottage Stanlake Lane
-
£750k
-
Bridge Cottage Stanlake Lane
-
£500k
-
Ruscombe Turn Stanlake Lane
-
£710k
-
Ruscombe Turn Stanlake Lane
-
£500k
-

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