21 Woodcock Court, Three Mile Cross, Reading, RG7 1BZ

UPRN:14058316Detached House4 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band FEPC: C (79)

Data freshness:Listing· freshPrice Paid· freshPlanning· 6mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

21 Woodcock Court, Three Mile Cross, Reading, RG7 1BZ

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£718,000

£683k - £754kHigh

Estimate

£718k

Range

£683k – £754k

Rent Estimate (pcm)

£2,550

£2k - £3k

Monthly

£2,550

Yield

4.82%

Verdict

Derived from HomePortfolio scores

21 Woodcock Court earns an INVESTIGATE rating with HP Score 67/100. Investment score 48/100 reflects below-average fundamentals. Crime intensity is low. Walkability is limited (37/100). 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

67/ 100

Mixed

Investment Score

48/ 100

Mixed

Crime Score

16/ 100

Moderate

Walkability

37/ 100

Mixed

Transit & Bike

Transit 10Bike 48

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 5 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 +11.6% (HIGH)] → 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 9 Oct 2026
- valuation_snapshotsestimate for 14058316· as of 9 Oct 2026
Rental economics0/40
gross yield 4.8%; range width penalty ×0.77
- valuation_snapshotsrent estimate 2550/mo (range 2300-2850)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -935/mo, -37% 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 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 52 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 5 Nov 2026
Risk & liquidity14.7/15
380 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

£476,000£730,000

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£635,000

At the asking price

Monthly rent£2,550/mo

Evidenced range £2,300-£2,850

Interest rate5.4%

Loan to value75%

Cash required: £213,550
Net cash flow: -£378/mo
Cash on cash: -2.1%
Score at this price: 15

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.

Evidence

Where every number comes from

valuation_snapshotsestimate for 14058316Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2550/mo (range 2300-2850)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 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
Rental economics needs verification before you rely on it
rent estimate 2550/mo (range 2300-2850)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 52 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. 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.
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£718,000

Rent Estimate (pcm)£2,550

Gross Yield4.82%

1y Growth+12.7%

3y Growth+1.1%

5y Growth+0.7%

10y Growth+2.0%

Last Sold Price£306,000 (2004-03-15)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1RG7 1BZ

Approval Rate

100%12mo

Development

low

262511
Application for submission of details to comply with the following conditions of planning consent O/2010/1432 as varied by VAR/2014/0624 (141016) dated 23/10/2014. Condition 11 relates to a Construction Environmental Management Plan (CEMP); 17 â 22 to trees and landscaping; 27 to ground contamination; 30 to an Environmental Management Plan (EMP); 32 to surface water drainage; 33 to foul sewerage disposal; 35 to wetland features; 37 to a Drainage Strategy; 39 to road design; 41 to cycle parking; 45 to a Parking Management Strategy; 46 to a Walking and Cycling Strategy, and 52 to pedestrian and cycle access, and the details relate to Land East of Food Store.
Pending
262088
Householder application for the proposed first floor side and rear extension.
Pending
261919
Householder application for the proposed two storey side extension and single storey rear extension.
Approved

View Planning Timeline

Ownership

Corporate Ownership61.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2004-03-15
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,538

Population Density-

Owner Occupied75%

Age Distribution

0-15 21%16-64 63%65+ 16%

View Area Profile

Schools Nearby

The Vine Christian School
0.3 mi
Good
Oakbank School
0.6 mi
Inspected as Oakbank (URN 138367) on 13 Nov 2024
Grazeley Church of England Primary School
0.9 mi
Inspected as Grazeley Parochial Church of England Aided Primary School (URN 110015) on 24 Jun 2025
Alder Grove Church of England Primary School
1.0 mi
Good

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

View All Schools

Comparables

View All

35 Woodcock Court
-
£900k
-
69 Woodcock Court
-
£398k
-
50 Woodcock Court
-
£345k
-
44 Woodcock Court
-
£374k
-

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