Flat 4, 37 Drake Way, Reading, RG2 0WR

UPRN:310077085Purpose Built Flat1 bedsBuilt 2012 onwards

LeaseholdCouncil Tax: Band CEPC: B (81)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo 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

£217,000

£195k - £239kMedium

Estimate

£217k

Range

£195k – £239k

Rent Estimate (pcm)

£1,250

£1k - £1k

Monthly

£1,250

Yield

8.57%

Verdict

Derived from HomePortfolio scores

Flat 4 earns an INVESTIGATE rating with HP Score 67/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (43/100). 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 NationsOfcom mobile coverageMarket estimates (third-party AVM)Defra 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

67/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

33/ 100

Moderate

Walkability

43/ 100

Mixed

Transit & Bike

Transit 17Bike 52

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 4 Nov 2026

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

Check before relying on this score: the estimate sits 19% above the ask. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +19.4% (MEDIUM), sold-comps +9.3%, £/sqft +9.5%] → measured edge +0.50pp 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 (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 310077085· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.5%· as of 29 Oct 2026
Rental economics27.4/40
gross yield 8.6%; range width penalty ×0.96; the estimate this rent rides on sits 19% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1250/mo (range 1150-1300)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 19% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -95/mo, -8% 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: 1 price cut(s), 57 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 & liquidity12.8/15
399 sales/12mo in area; valuation range width 20%
- 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

£131,000£201,000

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£175,000

At the asking price

Monthly rent£1,250/mo

Evidenced range £1,150-£1,300

Interest rate5.4%

Loan to value75%

Cash required: £54,800
Net cash flow: £275/mo
Cash on cash: 6.0%
Score at this price: 43

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.12 - 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 310077085Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.5%Valuation edge · as of 29 Oct 2026
valuation_snapshotsrent estimate 1250/mo (range 1150-1300)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 19% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 13 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advert

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 1250/mo (range 1150-1300)
Rental economics needs verification before you rely on it
sale estimate 19% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£217,000

Rent Estimate (pcm)£1,250

Gross Yield8.57%

1y Growth-70.9%

3y Growth-2.5%

5y Growth+0.5%

10y Growth+2.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RG2 0WR

Approval Rate

-12mo

Development

low

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
PL/26/1336
Installation of replacement security gates and new security fencing
Pending
PL/26/1241
Installation of roller shutters in the front and back of the property
Pending

View Planning Timeline

Ownership

Corporate Ownership54.8%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

11 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,454

Population Density8,165 /km²

Owner Occupied23%

Age Distribution

0-15 14%16-64 84%65+ 2%

View Area Profile

Schools Nearby

OneSchool Global Reading Senior Campus
0.4 mi
Inspected by ISI
Whitley Park Primary and Nursery School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Reading Girls' School
0.7 mi
Good
The Palmer Primary Academy
0.7 mi
Good

0 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

27 Drake Way
-
£235k
-
27 Drake Way
-
£137k
-
31 Drake Way
-
£470k
-
21 Drake Way
-
£470k
-

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