71 Henley Road, Caversham, Reading, RG4 6DS

UPRN:310048729Detached House5 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band FEPC: C (76)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

71 Henley Road, Caversham, Reading, RG4 6DS

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£1,030,000

£824k - £1.24MLow

Estimate

£1.03M

Range

£824k – £1.24M

Rent Estimate (pcm)

£3,750

£3k - £4k

Monthly

£3,750

Yield

3.60%

Verdict

Derived from HomePortfolio scores

71 Henley Road earns an INVESTIGATE rating with HP Score 59/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (14/100). 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

59/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

41/ 100

Elevated

Walkability

14/ 100

Low

Transit & Bike

Transit 22Bike 47

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 Nov 2026

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

Valuation edge0/15
claims [sold-comps -28.6%, £/sqft -28.6%] → 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; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 12.6%· as of 23 Oct 2026
Rental economics0/40
gross yield 3.6%; range width penalty ×0.72
- valuation_snapshotsrent estimate 3750/mo (range 3300-4200)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,647/mo, -71% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 37 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 3 Nov 2026
Risk & liquidity9.2/15
413 sales/12mo in area; valuation range width 40%
- 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

£937,500£1,437,500

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£1,250,000

At the asking price

Monthly rent£3,750/mo

Evidenced range £3,300-£4,200

Interest rate5.4%

Loan to value75%

Cash required: £445,050
Net cash flow: -£1,623/mo
Cash on cash: -4.4%
Score at this price: 9

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.89 - 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

property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 12.6%Valuation edge · as of 23 Oct 2026
valuation_snapshotsrent estimate 3750/mo (range 3300-4200)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 3750/mo (range 3300-4200)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 37 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. 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£1,030,000

Rent Estimate (pcm)£3,750

Gross Yield3.60%

1y Growth+51.3%

3y Growth-1.2%

5y Growth+0.8%

10y Growth+1.9%

Last Sold Price£650,000 (2014-01-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0RG4 6DS

Approval Rate

-12mo

Development

low

PL/26/1462
Proposed rear extensions with garage conversion on the ground floor.
Pending
PL/26/1396
T1 (TPO 24/07) - Turkey oak - 1.5m crown reduction in height and lateral spread and prune back limbs to provide 2m clearance from neighbouring roof, removing only secondary branches. Removal of deadwood throughout canopy.
Pending
PL/26/1398
Crown lifting of two Birch trees.
Pending

View Planning Timeline