23 The Mount, Reading, RG1 5HL

UPRN:310043524Detached House5 bedsBuilt -

FreeholdCouncil Tax: Band FEPC: -

Data freshness:Listing· freshPrice Paid· freshPlanning· 1mo 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

£991,000

£942k - £1.04MHigh

Estimate

£991k

Range

£942k – £1.04M

Rent Estimate (pcm)

£4,400

£4k - £5k

Monthly

£4,400

Yield

5.56%

Verdict

Derived from HomePortfolio scores

23 The Mount earns an INVESTIGATE rating with HP Score 79/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (80/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

79/ 100

Strong

Investment Score

62/ 100

Moderate

Crime Score

20/ 100

Moderate

Walkability

80/ 100

High

Transit & Bike

Transit 33Bike 67

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 Nov 2026

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

Valuation edge0/15
claims [AVM +4.1% (HIGH)] → 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 9 Oct 2026
- valuation_snapshotsestimate for 310043524· as of 9 Oct 2026
Rental economics3.8/40
gross yield 5.6%; range width penalty ×0.86
- valuation_snapshotsrent estimate 4400/mo (range 4000-4750)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -904/mo, -21% 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 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 134 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 6 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

£712,500£1,092,500

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£950,000

At the asking price

Monthly rent£4,400/mo

Evidenced range £4,000-£4,750

Interest rate5.4%

Loan to value75%

Cash required: £325,050
Net cash flow: -£160/mo
Cash on cash: -0.6%
Score at this price: 18

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.37 - 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 310043524Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 4400/mo (range 4000-4750)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 4400/mo (range 4000-4750)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 134 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. 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£991,000

Rent Estimate (pcm)£4,400

Gross Yield5.56%

1y Growth-

3y Growth-1.7%

5y Growth+0.7%

10y Growth+1.6%

Last Sold Price£500,000 (2007-10-15)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2RG1 5HL

Approval Rate

0%12mo

Development

low

PL/26/1481
Proposed works to trees in a conservation area
Pending
262567
Application for approval of details reserved by condition 13 (Roof Guttering Channel End Detailing) of planning permission 252389, dated 14 July 2026, relating to the replacement rainwater channel ends to the sloping roofs of the URS Building, Whiteknights Campus, Earley.
Pending
PL/26/1461
Lime T11 - Re-pollard
Pending

View Planning Timeline

Ownership

Corporate Ownership50.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2007-10-15
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

26 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,454

Population Density5,860 /km²

Owner Occupied52%

Age Distribution

0-15 15%16-64 75%65+ 10%

View Area Profile

Schools Nearby

Groveside School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Hamilton School
0.1 mi
Good
The Abbey School Reading
0.3 mi
Inspected by ISI
Reading School
0.3 mi
Outstanding

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

View All Schools

Comparables

View All

16 The Mount
-
£600k
-
18 The Mount
-
£560k
-
28 The Mount
-
£530k
-
35 The Mount
-
£507k
-

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