38 Cressingham Road, Reading, RG2 7JR

UPRN:310037864Detached PropertyBeds -Built 1976-1982

FreeholdCouncil Tax: Band EEPC: D (58)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo 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

£553,000

£498k - £609kMedium

Estimate

£553k

Range

£498k – £609k

Rent Estimate (pcm)

£2,200

£2k - £2k

Monthly

£2,200

Yield

5.28%

Verdict

Derived from HomePortfolio scores

38 Cressingham Road earns an INVESTIGATE rating with HP Score 79/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (72/100). 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 NationsMarket 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

79/ 100

Strong

Investment Score

61/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

72/ 100

High

Transit & Bike

Transit 18Bike 65

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£500,000

At the asking price

Monthly rent£2,200/mo

Evidenced range £2,000-£2,400

Interest rate5.4%

Loan to value75%

Cash required: £166,300
Net cash flow: -£164/mo
Cash on cash: -1.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.30 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£553,000

Rent Estimate (pcm)£2,200

Gross Yield5.28%

1y Growth-

3y Growth-2.5%

5y Growth+0.5%

10y Growth+2.7%

Last Sold Price£117,000 (1998-06-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RG2 7JR

Approval Rate

-12mo

Development

low

PL/26/1461
Lime T11 - Re-pollard
Pending
PL/26/1456
Erection of two storey rear, first floor side and single storey front extension and side dormers with partial garage conversion.
Pending
262288
Application for a certificate of lawfulness for the proposed erection of a single storey rear extension, conversion of garage to create habitable accommodation, plus changes to fenestration and internal alterations.
Pending

View Planning Timeline

Ownership

Corporate Ownership54.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1998-06-19
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,454

Population Density-

Owner Occupied64%

Age Distribution

0-15 19%16-64 61%65+ 20%

View Area Profile

Schools Nearby

Blagdon Nursery School
0.3 mi
Outstanding
Leighton Park School
0.4 mi
Inspected by ISI
The Ridgeway Primary School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Reading Girls' School
0.4 mi
Good

0 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

42 Cressingham Road
-
£505k
-
58A Cressingham Road
-
£342k
-
52 Cressingham Road
-
£460k
-
56 Cressingham Road
-
£250k
-

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