The Willows, The Warren, Caversham, Reading, RG4 7TQ
UPRN:310020135Detached House5 bedsBuilt 1967-1975
FreeholdCouncil Tax: Band GEPC: D (64)
Data freshness:Price Paid· freshPrice Paid: fresh, refreshed 5d ago (2026-11-01T13:13:06.265873+00:00)Planning· freshPlanning: fresh, refreshed 3d ago (2026-11-03T06:44:05.519137+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T08:24:30.427161+00:00)Amenities· 1mo agoAmenities: ageing, refreshed 1mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
HP Score
70
/ 100
Mixed
Verdict
yesterday
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
20 of 21 sourcesSale Estimate
£1,850,000
£1.76M - £1.94MHigh
Estimate
£1.85M
Range
£1.76M – £1.94M
Rent Estimate (pcm)
£6,750
£6k - £7k
Monthly
£6,750
Yield
4.38%
Verdict
Derived from HomePortfolio scores
The Willows earns an INVESTIGATE rating with HP Score 70/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (20/100). 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
70
HP Score
70/ 100
Mixed
60
Investment Score
60/ 100
Moderate
7
Crime Score
7/ 100
Low
20
Walkability
20/ 100
Low
Transit & Bike
Transit 2Bike 49
Walk Score, out of 100
Valuation & Market
Sale Estimate£1,850,000
Rent Estimate (pcm)£6,750
Gross Yield4.38%
1y Growth-
3y Growth-1.2%
5y Growth+0.8%
10y Growth+1.9%
Last Sold Price£1,746,000 (2016-11-09)
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonModerate
- MiningLow
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
7RG4 7TQ
Approval Rate
100%12mo
Development
low
- PendingPL/26/1442Reduce 1 Holme oak - by 3m in height and 3m in lateral spread
- PendingPL/26/1441Prune 1 lime tree
- PendingPL/26/1435Remodel of existing bungalow with a 1st floor & garage extension.
Ownership
- Corporate Ownership76.1%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease TypeFreehold
- Last Ownership Change2016-11-09
- SourceLand Registry
Connectivity
Broadband (Standard)
15 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£35,454
Population Density1,466 /km²
Owner Occupied90%
Age Distribution
0-15 18%16-64 54%65+ 28%
Schools Nearby
- -The Heights Primary School0.5 mi
- -River Academy0.5 mi
- Caversham Primary School0.9 miGood
- E P Collier Primary School0.9 miGood
5 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 149 The Warren-£1.10M-
- Kalewa The Warren-£1.58M-
- Laurence Allison Mews The Warren-£608k-
- Newlyn The Warren-£1.24M-