7 Hilltop Road, Twyford, Reading, RG10 9BH

UPRN:14042364Semi-Detached House3 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band EEPC: E (41)

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

7 Hilltop Road, Twyford, Reading, RG10 9BH

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£621,000

£590k - £653kHigh

Estimate

£621k

Range

£590k – £653k

Rent Estimate (pcm)

£2,100

£2k - £2k

Monthly

£2,100

Yield

4.20%

Verdict

Derived from HomePortfolio scores

7 Hilltop Road earns an INVESTIGATE rating with HP Score 77/100. Investment score 63/100 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

77/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

52/ 100

Moderate

Transit & Bike

Transit 19Bike 42

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 +3.4% (HIGH), sold-comps -31.6%, £/sqft -31.7%] → 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 14042364· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.1%· as of 1 Nov 2026
Rental economics0/40
gross yield 4.2%; range width penalty ×0.77
- valuation_snapshotsrent estimate 2100/mo (range 1900-2350)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,118/mo, -53% 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), 121 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

£450,000£690,000

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£600,000

At the asking price

Monthly rent£2,100/mo

Evidenced range £1,900-£2,350

Interest rate5.4%

Loan to value75%

Cash required: £201,300
Net cash flow: -£571/mo
Cash on cash: -3.4%
Score at this price: 15

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 14042364Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.1%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 2100/mo (range 1900-2350)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 2100/mo (range 1900-2350)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 121 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£621,000

Rent Estimate (pcm)£2,100

Gross Yield4.20%

1y Growth+8.6%

3y Growth+1.2%

5y Growth+1.3%

10y Growth+1.9%

Last Sold Price£555,000 (2025-05-08)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RG10 9BH

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 TypeFreehold
Last Ownership Change2025-05-08
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 Density-

Owner Occupied89%

Age Distribution

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

View Area Profile

Schools Nearby

Polehampton Church of England Junior School
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
The Piggott School
0.3 mi
GoodImproving
Polehampton Church of England Infant and Nursery School
0.6 mi
Good
Robert Piggott CofE Junior School
0.7 mi
Inspected as Robert Piggott CofE Junior School (URN 109993) on 28 Sep 2023

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

View All Schools

Comparables

View All

5 Hilltop Road
-
£763k
-
1 Hilltop Road
-
£440k
-
7 Hilltop Road
-
£555k
-
9 Hilltop Road
-
£455k
-

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