64 Elliots Way, Caversham, Reading, RG4 8BF

UPRN:310044568Purpose Built Flat2 bedsBuilt 1996-2002

LeaseholdCouncil Tax: Band CEPC: C (75)

Data freshness:Price Paid· freshPlanning· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

64 Elliots Way, Caversham, Reading, RG4 8BF

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£313,000

£298k - £329kHigh

Estimate

£313k

Range

£298k – £329k

Rent Estimate (pcm)

£1,350

£1k - £1k

Monthly

£1,350

Yield

5.23%

Verdict

Derived from HomePortfolio scores

64 Elliots Way earns an INVESTIGATE rating with HP Score 80/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (81/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

80/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

25/ 100

Moderate

Walkability

81/ 100

High

Transit & Bike

Transit 32Bike 62

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 4 Nov 2026

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

Valuation edge1.3/15
claims [AVM +1.0% (HIGH), sold-comps +1.6%, £/sqft +1.6%] → measured edge +0.26pp 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 310044568· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 14.1%· as of 1 Nov 2026
Rental economics1.6/40
gross yield 5.2%; range width penalty ×0.90
- valuation_snapshotsrent estimate 1350/mo (range 1250-1450)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -542/mo, -40% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 44 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
413 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

£232,500£356,500

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£310,000

At the asking price

Monthly rent£1,350/mo

Evidenced range £1,250-£1,450

Interest rate5.4%

Loan to value75%

Cash required: £99,800
Net cash flow: -£112/mo
Cash on cash: -1.3%
Score at this price: 18

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.29 - 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 310044568Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 14.1%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 1350/mo (range 1250-1450)Rental economics · as of 13 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026

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 1350/mo (range 1250-1450)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 44 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£313,000

Rent Estimate (pcm)£1,350

Gross Yield5.23%

1y Growth+91.0%

3y Growth-1.2%

5y Growth+0.8%

10y Growth+1.9%

Last Sold Price£280,000 (2019-05-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1RG4 8BF

Approval Rate

-12mo

Development

low

PL/26/1403
Application under section 73 for variation of planning conditions attached to planning permission ref: PL/22/1446 (External works to existing building, including partial replacement of the existing facades fronting Market Place and Abbey Square alongside other external works to the building, set back single-storey extension above part of block fronting Market Place, part two part three storey extensions above other blocks, and conversion and alterations to ground floor reception and car parking area, together the works will deliver 38 new homes and (internal and external) residential amenity areas with associated car parking) for changes to the basement and ground floor layouts, building elevations and phasing
Pending
PL/26/1404
Installation of plant, smoke shafts, AOV’s, lift and stair overruns, and PV panels on the existing roof, provision of amenity space, including landscaping at ground and level four and infill of areas of exposed façade.
Pending
PL/26/1368
The proposed works comprise the removal of the existing door and adjacent window within the modern draft lobby partition, and the infilling of the resulting openings.
Pending

View Planning Timeline