27 Francis Street, Reading, RG1 2QB

UPRN:310029789Mid Terrace House3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band BEPC: D (65)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoOwnership· freshEPC· 2mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

18 of 21 sources

Sale Estimate

£341,000

£324k - £359kHigh

Estimate

£341k

Range

£324k – £359k

Rent Estimate (pcm)

£1,800

£2k - £2k

Monthly

£1,800

Yield

7.22%

Verdict

Derived from HomePortfolio scores

27 Francis Street earns an INVESTIGATE rating with HP Score 78/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (76/100). 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

78/ 100

Strong

Investment Score

66/ 100

Moderate

Crime Score

23/ 100

Moderate

Walkability

76/ 100

High

Transit & Bike

Transit 24Bike 67

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 5 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge2.4/15
claims [AVM +12.3% (HIGH), sold-comps +2.9%, £/sqft +2.9%] → measured edge +0.48pp 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 310029789· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.5%· as of 1 Nov 2026
Rental economics16.4/40
gross yield 7.2%; range width penalty ×0.92
- valuation_snapshotsrent estimate 1800/mo (range 1650-1900)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -68/mo, -4% 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: 1 price cut(s), 53 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 & liquidity14.6/15
453 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

£224,000£344,000

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£299,000

At the asking price

Monthly rent£1,800/mo

Evidenced range £1,650-£1,900

Interest rate5.4%

Loan to value75%

Cash required: £95,950
Net cash flow: £237/mo
Cash on cash: 3.0%
Score at this price: 33

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.78 - clears 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 310029789Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.5%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 1800/mo (range 1650-1900)Rental economics · as of 13 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

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 1800/mo (range 1650-1900)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 53 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£341,000

Rent Estimate (pcm)£1,800

Gross Yield7.22%

1y Growth-

3y Growth-1.7%

5y Growth+0.7%

10y Growth+1.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RG1 2QB

Approval Rate

-12mo

Development

low

PL/26/1436
Application for Approval of Details Reserved by Conditions 4 (Hard and Soft Landscaping) and 6 (Boundary Treatment) of application PL/25/1085
Pending
PL/26/1432
Section 106A application to discharge Schedule 2 of the S106 Legal Agreement associated with planning permission PL/19/1686, dated 30 July 2020.
Pending
PL/26/1411
Application to determine if prior approval is required for a proposed: Demolition of Buildings The Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) - Schedule 2, Part 11, Class B
Pending

View Planning Timeline