79 Rectory Hill, Hambleden, Henley-on-Thames, RG9 6RP

UPRN:200000802284Terraced Bungalow2 bedsBuilt before 1900

FreeholdCouncil Tax: Band DEPC: E (42)

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

79 Rectory Hill, Hambleden, Henley-on-Thames, RG9 6RP

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£751,000

£713k - £788kHigh

Estimate

£751k

Range

£713k – £788k

Rent Estimate (pcm)

£2,750

£2k - £3k

Monthly

£2,750

Yield

4.75%

Verdict

Derived from HomePortfolio scores

79 Rectory Hill earns an INVESTIGATE rating with HP Score 55/100. Investment score 53/100 reflects moderate 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)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

55/ 100

Mixed

Investment Score

53/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

1/ 100

Low

Transit & Bike

Transit 3Bike 14

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 +7.5% (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 13 Oct 2026
- valuation_snapshotsestimate for 200000802284· as of 13 Oct 2026
Rental economics0/40
gross yield 4.7%; range width penalty ×0.73
- valuation_snapshotsrent estimate 2750/mo (range 2400-3050)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,041/mo, -38% 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), 147 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
218 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

£521,000£799,000

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£695,000

At the asking price

Monthly rent£2,750/mo

Evidenced range £2,400-£3,050

Interest rate5.4%

Loan to value75%

Cash required: £234,550
Net cash flow: -£442/mo
Cash on cash: -2.3%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.17 - 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 200000802284Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 2750/mo (range 2400-3050)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
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 2750/mo (range 2400-3050)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 147 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£751,000

Rent Estimate (pcm)£2,750

Gross Yield4.75%

1y Growth-

3y Growth+0.4%

5y Growth+1.5%

10y Growth+2.2%

Last Sold Price£683,000 (2022-05-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

2RG9 6RP

Approval Rate

50%12mo

Development

low

PL/26/08488/FA
Householder application for single storey side extension and two storey rear extension with alterations
Pending
PL/26/06989/HB
Replacement of Single Window to match existing elevations and create uniformity.
Pending
PL/26/06685/KA
Fell 1 x Leylandii (T1) as damaging rear old wall
Rejected

View Planning Timeline

Ownership

Corporate Ownership63.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2022-05-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,937

Population Density40 /km²

Owner Occupied72%

Age Distribution

0-15 16%16-64 58%65+ 26%

View Area Profile

Schools Nearby

Frieth Church of England Combined School
2.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Danesfield School
2.5 mi
Outstanding
Rupert House School
2.7 mi
Inspected by ISI
Badgemore Primary School
2.9 mi
-

4 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

79
-
£683k
-
Hamblebrook House
-
£3.17M
-
79
-
£795k
-
Hamblebrook House
-
£2.48M
-

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