1 River Gardens, Purley on Thames, Reading, RG8 8BX

UPRN:200004724985Detached House4 bedsBuilt 1976-1982

FreeholdCouncil Tax: Band GEPC: C (73)

Data freshness:Ownership· 1mo agoEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

1 River Gardens, Purley on Thames, Reading, RG8 8BX

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£717,000

£645k - £789kMedium

Estimate

£717k

Range

£645k – £789k

Rent Estimate (pcm)

£2,500

£2k - £3k

Monthly

£2,500

Yield

2.40%

Verdict

Derived from HomePortfolio scores

1 River Gardens earns an INVESTIGATE rating with HP Score 67/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (15/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

67/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

15/ 100

Low

Transit & Bike

Transit 8Bike 22

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 edge-0.6/15
claims [AVM -74.3% (MEDIUM), sold-comps -90.5%, £/sqft -90.5%] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 200004724985· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 18.8%· as of 9 Nov 2026
Rental economics0/40
gross yield 2.4%; range width penalty ×0.80
- valuation_snapshotsrent estimate 2500/mo (range 2250-2750)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,566/mo, -143% 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: 0 price cut(s), 46 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 & liquidity12.8/15
155 sales/12mo in area; valuation range width 20%
- 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

£937,500£1,437,500

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£1,250,000

At the asking price

Monthly rent£2,500/mo

Evidenced range £2,250-£2,750

Interest rate5.4%

Loan to value75%

Cash required: £445,050
Net cash flow: -£2,488/mo
Cash on cash: -6.7%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.59 - 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 200004724985Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 18.8%Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 2500/mo (range 2250-2750)Rental economics · as of 9 Nov 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

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 2500/mo (range 2250-2750)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 46 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. 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£717,000

Rent Estimate (pcm)£2,500

Gross Yield2.40%

1y Growth+52.4%

3y Growth-3.9%

5y Growth-1.4%

10y Growth+0.9%

Last Sold Price£950,000 (2017-09-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RG8 8BX

Approval Rate

-12mo

Development

low

26/02407/5DAY
Removal or reduction to a habitat monolith, of the dead Pine near shed in rear garden at approximately ///logs.curiosity.books
Approved
26/02380/HOUSE
Demolition of the existing attached garage and rear conservatory; erection of a two-storey side extension and a single-storey rear extension, extension of the front canopy, and associated internal alterations.
Pending
26/02289/TPW
Scots Pine: Rear garden tree, approx 10ft from house too close and request to be felled. We have already planted another Scots pine which the tree officer Jon Thomas was happy for it to take its place.
Pending

View Planning Timeline

Ownership

Corporate Ownership71.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2017-09-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

2 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,513

Population Density-

Owner Occupied83%

Age Distribution

0-15 19%16-64 63%65+ 18%

View Area Profile

Schools Nearby

Purley CofE Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Westwood Farm Infant School
0.7 mi
Good
Westwood Farm Junior School
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Long Lane Primary School
0.7 mi
-

4 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

8 River Gardens
-
£495k
-
3 River Gardens
-
£450k
-
12 River Gardens
-
£310k
-
7 River Gardens
-
£950k
-

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