Forest Cottage, Carters Hill, Billingbear, Wokingham, RG40 5RR

UPRN:14056318Detached House6 bedsBuilt 1991-1995

FreeholdCouncil Tax: -EPC: E (49)

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

Forest Cottage, Carters Hill, Billingbear, Wokingham, RG40 5RR

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£1,841,000

£1.75M - £1.93MHigh

Estimate

£1.84M

Range

£1.75M – £1.93M

Rent Estimate (pcm)

£7,450

£7k - £8k

Monthly

£7,450

Yield

4.83%

Verdict

Derived from HomePortfolio scores

Forest Cottage earns an INVESTIGATE rating with HP Score 57/100. Investment score 42/100 reflects below-average fundamentals. Crime intensity is very low. Walkability is limited (1/100). 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)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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

57/ 100

Mixed

Investment Score

42/ 100

Mixed

Crime Score

15/ 100

Low

Walkability

1/ 100

Low

Transit & Bike

Transit 34Bike 15

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£1,850,000

At the asking price

Monthly rent£7,450/mo

Evidenced range £6,750-£8,150

Interest rate5.4%

Loan to value75%

Cash required: £692,050
Net cash flow: -£1,086/mo
Cash on cash: -1.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.19 - 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£1,841,000

Rent Estimate (pcm)£7,450

Gross Yield4.83%

1y Growth-

3y Growth-1.6%

5y Growth+1.0%

10y Growth+0.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2RG40 5RR

Approval Rate

100%12mo

Development

low

26/02653/FULL
Partial change of using of the existing equestrian storage building to provide additional seasonal grooms accommodation, communal facilities and alterations to fenestration at first floor level ancillary to the polo estate.
Pending
26/02637/FULL
1no. new stable building with sedum roof following demolition of the existing 3no. stable buildings.
Pending
261956
Householder application for the proposed erection of a two-storey front extension, part single storey part two storey side/rear extension including the erection of an internal ancillary annexe, following demolition of existing conservatory, partial demolition of existing garage and removal of first-floor roof above garage.
Approved

View Planning Timeline