33 Windermere Road, Reading, RG2 7HU

UPRN:310053525Semi-Detached House3 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band CEPC: D (64)

Data freshness:Listing· freshPrice Paid· freshPlanning· freshEPC· 3mo 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

19 of 21 sources

Sale Estimate

£423,000

£402k - £444kHigh

Estimate

£423k

Range

£402k – £444k

Rent Estimate (pcm)

£2,200

£2k - £2k

Monthly

£2,200

Yield

6.60%

Verdict

Derived from HomePortfolio scores

33 Windermere Road earns an INVESTIGATE rating with HP Score 69/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (53/100). 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 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 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

59/ 100

Moderate

Crime Score

21/ 100

Moderate

Walkability

53/ 100

Moderate

Transit & Bike

Transit 20Bike 62

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

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£400,000

At the asking price

Monthly rent£2,200/mo

Evidenced range £2,050-£2,350

Interest rate5.4%

Loan to value75%

Cash required: £131,300
Net cash flow: £173/mo
Cash on cash: 1.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.63 - 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£423,000

Rent Estimate (pcm)£2,200

Gross Yield6.60%

1y Growth+31.2%

3y Growth-2.5%

5y Growth+0.5%

10y Growth+2.7%

Last Sold Price£285,000 (2025-01-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1RG2 7HU

Approval Rate

-12mo

Development

low

PL/26/1461
Lime T11 - Re-pollard
Pending
PL/26/1456
Erection of two storey rear, first floor side and single storey front extension and side dormers with partial garage conversion.
Pending
PL/26/1387
Rear extension measuring 4.5m in depth, with a maximum height of 2.64m, and 2.44m in height to eaves level. Notification of the construction of an extension under class A Part 1 of Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015.
Pending

View Planning Timeline