Flat 1, Marsh Mills, Wargrave Road, Henley-on-Thames, RG9 3JD

UPRN:14043126-Beds -Built 1950-1966

Tenure: -Council Tax: -EPC: C (69)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Flat 1, Marsh Mills, Wargrave Road, Henley-on-Thames, RG9 3JD

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£799,000

£639k - £959kLow

Estimate

£799k

Range

£639k – £959k

Rent Estimate (pcm)

£3,550

£3k - £4k

Monthly

£3,550

Yield

6.00%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 70/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (45/100). 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 NationsMarket 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

70/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

18/ 100

Moderate

Walkability

45/ 100

Mixed

Transit & Bike

Transit 9Bike 29

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics6.7/40
gross yield 6.0%; range width penalty ×0.83
- valuation_snapshotsrent estimate 3550/mo (range 3250-3900)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -516/mo, -15% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 30 Oct 2026· verify before relying on this
Risk & liquidity9.2/15
218 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£710,000

At the asking price

Monthly rent£3,550/mo

Evidenced range £3,250-£3,900

Interest rate5.4%

Loan to value75%

Cash required: £239,800
Net cash flow: £61/mo
Cash on cash: 0.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.48 - clears 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_snapshotsrent estimate 3550/mo (range 3250-3900)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 3550/mo (range 3250-3900)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
3. 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£799,000

Rent Estimate (pcm)£3,550

Gross Yield6.00%

1y Growth-

3y Growth+0.4%

5y Growth+1.5%

10y Growth+2.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

4RG9 3JD

Approval Rate

100%12mo

Development

low

P26/S4801/HH
Single storey rear extension
Pending
P26/S4445/A
2 no. fascia signs on the front elevation and 2. no fascia signs on the side elevation
Pending
P26/S4207/TCA
Removal of cherry tree. Proposal to replace tree in a pot.
Approved

View Planning Timeline

Ownership

Corporate Ownership63.4%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

24 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,538

Population Density-

Owner Occupied72%

Age Distribution

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

View Area Profile

Schools Nearby

St Mary's Preparatory
0.7 mi
Inspected by ISI
Trinity Church of England Primary School
0.8 mi
GoodConcerns
Sacred Heart Catholic Primary School, Henley-on-Thames
0.9 mi
Report card2025
Ofsted no longer awards a single overall grade.
The Henley College
0.9 mi
-

5 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Marsh Mills Wargrave Road
-
£780k
-
Rivertrees Wargrave Road
-
£3.00M
-
Syringa Wargrave Road
-
£1.05M
-
The Boatyard Wargrave Road
-
£2.30M
-

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