1 Kings Farm Cottages, Blakes Road, Wargrave, Reading, RG10 8LA

UPRN:14042926Semi-Detached House3 bedsBuilt 1900-1929

Tenure: -Council Tax: -EPC: D (66)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

1 Kings Farm Cottages, Blakes Road, Wargrave, Reading, RG10 8LA

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£468,000

£421k - £515kMedium

Estimate

£468k

Range

£421k – £515k

Rent Estimate (pcm)

£1,600

£1k - £2k

Monthly

£1,600

Yield

3.88%

Verdict

Derived from HomePortfolio scores

1 Kings Farm Cottages earns an INVESTIGATE rating with HP Score 70/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (31/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

70/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

18/ 100

Moderate

Walkability

31/ 100

Mixed

Transit & Bike

Transit 9Bike 26

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£495,000

At the asking price

Monthly rent£1,600/mo

Evidenced range £1,450-£1,750

Interest rate5.4%

Loan to value75%

Cash required: £164,550
Net cash flow: -£563/mo
Cash on cash: -4.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.96 - 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£468,000

Rent Estimate (pcm)£1,600

Gross Yield3.88%

1y Growth-26.1%

3y Growth+1.2%

5y Growth+1.3%

10y Growth+1.9%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RG10 8LA

Approval Rate

-12mo

Development

low

262471
Application for a certificate of lawfulness for the proposed erection of a single storey rear extension to include rooflights, changes to fenestration and garden steps.
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
262192
Application for submission of details to comply with conditions 5, 7 and 8 of planning consent 261545 dated 2 September 2026.
Approved

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)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,538

Population Density126 /km²

Owner Occupied72%

Age Distribution

0-15 17%16-64 57%65+ 26%

View Area Profile

Schools Nearby

Robert Piggott CofE Infant School
0.5 mi
Inspected as Robert Piggott CofE Infant School (URN 109989) on 23 Apr 2024
Robert Piggott CofE Junior School
0.6 mi
Inspected as Robert Piggott CofE Junior School (URN 109993) on 28 Sep 2023
The Piggott School
1.2 mi
GoodImproving
Crazies Hill Church of England Primary School
1.2 mi
Good

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

View All Schools

Comparables

View All

Little Orchard Blakes Road
-
£1.25M
-
Timber Crest Blakes Road
-
£1.27M
-
Dene Hollow Blakes Road
-
£1.73M
-
Templemount Blakes Road
-
£1.60M
-

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