56 Curzon Street, Reading, RG30 1DA

UPRN:310042783Detached House3 bedsBuilt before 1900

FreeholdCouncil Tax: Band CEPC: D (67)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£383,000

£364k - £402kHigh

Estimate

£383k

Range

£364k – £402k

Rent Estimate (pcm)

£1,000

£900 - £1k

Monthly

£1,000

Yield

3.69%

Verdict

Derived from HomePortfolio scores

56 Curzon Street earns an INVESTIGATE rating with HP Score 74/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (87/100). 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

HP Score

74/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

39/ 100

Elevated

Walkability

87/ 100

Excellent

Transit & Bike

Transit 19Bike 67

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Check before relying on this score: the estimate sits 15% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +15.1% (HIGH), sold-comps -9.4%, £/sqft -9.5%] → measured edge +0.00pp 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 18 Oct 2026
- valuation_snapshotsestimate for 310042783· as of 18 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13.1%· as of 30 Oct 2026
Rental economics0/40
gross yield 3.7%; range width penalty ×0.70; the estimate this rent rides on sits 15% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1000/mo (range 900-1150)· as of 18 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 15% above the ask on the same snapshot - verify the rent describes this home· as of 18 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -766/mo, -77% 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), 41 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 & liquidity14.7/15
427 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

£244,000£374,000

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£325,000

At the asking price

Monthly rent£1,000/mo

Evidenced range £900-£1,150

Interest rate5.4%

Loan to value75%

Cash required: £105,050
Net cash flow: -£405/mo
Cash on cash: -4.6%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.91 - 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 310042783Valuation edge · as of 18 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13.1%Valuation edge · as of 30 Oct 2026
valuation_snapshotsrent estimate 1000/mo (range 900-1150)Rental economics · as of 18 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 15% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 18 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advert

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 1000/mo (range 900-1150)
Rental economics needs verification before you rely on it
sale estimate 15% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. 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.
3. 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£383,000

Rent Estimate (pcm)£1,000

Gross Yield3.69%

1y Growth+1.0%

3y Growth+0.5%

5y Growth+2.3%

10y Growth+1.9%

Last Sold Price£298,000 (2017-04-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2RG30 1DA

Approval Rate

100%12mo

Development

low

PL/26/1428
Lawful Development Certificate for supported living for up to five young people (aged 16–18) transitioning to independence.
Pending
PL/26/1407
Erection of a two storey one bedroom dwelling adjoining 5 Wilson Road and insertion of new rear window and side facing patio doors to 5 Wilson Road
Pending
PL/26/1383
Discharge of conditions 4 (validation report of remediation) and 10 (noise and nuisance management plan) of prior approval PL/26/0672, as given on 07/09/2026.
Pending

View Planning Timeline

Ownership

Corporate Ownership68.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2017-04-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,454

Population Density15,367 /km²

Owner Occupied34%

Age Distribution

0-15 19%16-64 75%65+ 6%

View Area Profile

Schools Nearby

Battle Primary Academy
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Oxford Road Community School
0.4 mi
-
Wilson Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Horizons Ap Academy
0.4 mi
Inspected as Cranbury College (URN 134984) on 7 Feb 2018

4 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

86 Curzon Street
-
£270k
-
81 Curzon Street
-
£345k
-
61 Curzon Street
-
£303k
-
60 Curzon Street
-
£278k
-

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