Rivers Run, The Warren, Caversham, Reading, RG4 7TQ

UPRN:310040157Detached PropertyBeds -Built -

FreeholdCouncil Tax: -EPC: -

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

Rivers Run, The Warren, Caversham, Reading, RG4 7TQ

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

£1,518,000

£1.22M - £1.82MLow

Estimate

£1.52M

Range

£1.22M – £1.82M

Rent Estimate (pcm)

£5,550

£5k - £6k

Monthly

£5,550

Yield

20.49%

Verdict

Derived from HomePortfolio scores

Rivers Run earns an INVESTIGATE rating with HP Score 69/100. Investment score 56/100 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 SourcesPortal 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

69/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

20/ 100

Low

Transit & Bike

Transit 2Bike 49

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
listing is a flat but the valuation basis is the whole house at this UPRN - value evidence is not comparable

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£325,000

At the asking price

Monthly rent£5,550/mo

Evidenced range £4,950-£6,150

Interest rate5.4%

Loan to value75%

Cash required: £105,050
Net cash flow: £2,745/mo
Cash on cash: 31.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 5.06 - 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£1,518,000

Rent Estimate (pcm)£5,550

Gross Yield20.49%

1y Growth-

3y Growth-1.2%

5y Growth+0.8%

10y Growth+1.9%

Last Sold Price£985,000 (2003-10-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

7RG4 7TQ

Approval Rate

100%12mo

Development

low

PL/26/1441
Prune 1 lime tree
Pending
PL/26/1442
Reduce 1 Holme oak - by 3m in height and 3m in lateral spread
Pending
PL/26/1435
Remodel of existing bungalow with a 1st floor & garage extension.
Pending

View Planning Timeline

Ownership

Corporate Ownership76.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2003-10-17
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,454

Population Density1,466 /km²

Owner Occupied90%

Age Distribution

0-15 18%16-64 54%65+ 28%

View Area Profile

Schools Nearby

The Heights Primary School
0.4 mi
-
River Academy
0.6 mi
-
Caversham Primary School
1.0 mi
Good
Wilson Primary School
1.0 mi
Report card2026
Ofsted no longer awards a single overall grade.

5 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

149 The Warren
-
£1.10M
-
Kalewa The Warren
-
£1.58M
-
Laurence Allison Mews The Warren
-
£608k
-
Newlyn The Warren
-
£1.24M
-

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