21 Park Grove, Reading, RG30 2NJ

UPRN:310057306Detached House3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band FEPC: E (50)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£572,000

£543k - £601kHigh

Estimate

£572k

Range

£543k – £601k

Rent Estimate (pcm)

£1,500

£1k - £2k

Monthly

£1,500

Yield

3.13%

Verdict

Derived from HomePortfolio scores

21 Park Grove earns an INVESTIGATE rating with HP Score 69/100. Investment score 53/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (61/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

69/ 100

Mixed

Investment Score

53/ 100

Moderate

Crime Score

31/ 100

Moderate

Walkability

61/ 100

Moderate

Transit & Bike

Transit 25Bike 58

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 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 -0.5% (HIGH), sold-comps -6.7%, £/sqft -6.7%] → 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 13 Oct 2026
- valuation_snapshotsestimate for 310057306· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 6.6%· as of 29 Oct 2026
Rental economics0/40
gross yield 3.1%; range width penalty ×0.60
- valuation_snapshotsrent estimate 1500/mo (range 1300-1750)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,453/mo, -97% 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), 121 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 & liquidity14.6/15
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

£431,000£661,000

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£575,000

At the asking price

Monthly rent£1,500/mo

Evidenced range £1,300-£1,750

Interest rate5.4%

Loan to value75%

Cash required: £192,550
Net cash flow: -£902/mo
Cash on cash: -5.6%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.77 - 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 310057306Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 6.6%Valuation edge · as of 29 Oct 2026
valuation_snapshotsrent estimate 1500/mo (range 1300-1750)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by 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 1500/mo (range 1300-1750)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 121 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£572,000

Rent Estimate (pcm)£1,500

Gross Yield3.13%

1y Growth-

3y Growth+0.5%

5y Growth+2.3%

10y Growth+1.9%

Last Sold Price£285,000 (2007-01-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0RG30 2NJ

Approval Rate

-12mo

Development

low

PL/26/1374
3m single storey rear extension with maximum height of 3m
Pending
PL/26/1363
Certificate of existing lawful use of the garage at 7 Penroath Avenue, Reading as a domestic garage in its current form, incidental to the enjoyment of the dwellinghouse, continuously since 2013
Pending
PL/26/1291
Conversion of roof space to habitable use to include a rear dormer and 2 front roof lights with a obscure glazed side window (Application for a Certificate of Lawful Development for a Proposed Development )
Pending

View Planning Timeline

Ownership

Corporate Ownership68.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2007-01-31
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

3 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,454

Population Density-

Owner Occupied63%

Age Distribution

0-15 19%16-64 58%65+ 23%

View Area Profile

Schools Nearby

English Martyrs' Catholic Primary School
0.2 mi
Good
St Michael's Primary School
0.3 mi
Good
King's Academy Prospect
0.3 mi
Good
Ranikhet Academy
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.

2 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

17 Park Grove
-
£365k
-
13 Park Grove
-
£538k
-
11 Park Grove
-
£325k
-
12 Park Grove
-
£305k
-

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