Semi-Detached 2 sales on record

8 ARBOR LANE

WINNERSH, WOKINGHAM, RG41 5JA

£625,000

Location

Map view View on Google Maps View on OpenStreetMap Street View RG41 5JA

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Arbor Lane	0.1 miles
Train station	Winnersh	0.3 miles
Shop	Cut Price Carpets	0.3 miles
University	Dreadnought, University of Reading	3.2 miles
Hospital	Royal Berkshire Hospital	3.4 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Bedrooms

Bathrooms

Floor area

149 m²

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£625,000 Apr 2026

Price per m²

£4,195/m²

Local average

£485,984 (16 sales)

Street crime

72 incidents within 1 mile (Jul 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 21/09/2022

Expiry date: 20/09/2032

Current heating cost: £599/year

Potential heating cost: £599/year

Est. upgrade cost to C: £4,500

Recommendations

Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	21/04/2026	£625,000	Semi-detached	+104.9%	£636,008 to June 2026	View transaction
Sold	07/10/2020	£305,000	Semi-detached	—	£367,981 to June 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£625,000
listed	01/08/2025	£650,000
sold	01/01/2023	£648,000
sold	01/01/2020	£305,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
490 READING ROAD, WINNERSH, WOKINGHAM, RG41 5ET	£532,250	18/11/2025	Semi-detached
15 DEXTER WAY, WINNERSH, WOKINGHAM, RG41 5GR	£467,500	14/12/2023	Semi-detached
11 MERRIL DRIVE, WINNERSH, WOKINGHAM, RG41 5RS	£505,000	28/11/2023	Semi-detached
9 ARBOR LANE, WINNERSH, WOKINGHAM, RG41 5HY	£451,500	10/10/2023	Semi-detached
17 DEXTER WAY, WINNERSH, WOKINGHAM, RG41 5GR	£485,500	28/04/2023	Semi-detached
13 BATHURST ROAD, WINNERSH, WOKINGHAM, RG41 5JB	£435,000	30/08/2022	Semi-detached
2 LOCKYER CLOSE, WINNERSH, WOKINGHAM, RG41 5RR	£410,000	25/07/2022	Semi-detached
15 ARBOR LANE, WINNERSH, WOKINGHAM, RG41 5HY	£440,000	11/05/2022	Semi-detached
24 CHATSWORTH AVENUE, WINNERSH, WOKINGHAM, RG41 5EU	£452,000	06/05/2022	Semi-detached
11 ALBANY PARK DRIVE, WINNERSH, WOKINGHAM, RG41 5HZ	£655,000	29/04/2022	Semi-detached
12 ARBOR LANE, WINNERSH, WOKINGHAM, RG41 5JA	£355,000	11/02/2022	Semi-detached
43 BATHURST ROAD, WINNERSH, WOKINGHAM, RG41 5JB	£375,000	20/10/2021	Semi-detached
25 TURNSTONE CLOSE, WINNERSH, WOKINGHAM, RG41 5LQ	£530,000	28/09/2021	Semi-detached

Area average: £468,750 (13 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 2%

10y growth 15.6%

House Price Index (HM Land Registry — official index, not sold-price averages): Wokingham. Series: Semi-detached. As of June 2026.

1y (index) -2.1%

5y (index) 19.3%

10y (index) 26.8%

Rental Range

Estimated market rent for Wokingham. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,323/mo

Realistic £1,470/mo

Optimistic £1,617/mo

Based on Local Authority from postcode lookup → Wokingham.

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
4 Bed Detached House, Welby Crescent, RG41	£2,300/mo	4	0.35 miles	OpenRent
4 Bed Detached House, Welby Crescent, RG41	£2,400/mo	4	0.37 miles	OpenRent
4 Bed Semi-Detached House, Skelmerdale Way, RG6	£2,250/mo	4	0.86 miles	OpenRent
4 Bed Semi-Detached House, Burniston Close, RG6	£2,450/mo	4	0.99 miles	OpenRent

Average rent: £2,350/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.38%

Max investor price (0.8%) £293,750

Target investor price (1%) £235,000

Gross yield 4.5%

Cost-to-rent ratio 22.2×

Monthly cashflow £-371/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.5%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Registered land (INSPIRE)

INSPIRE registered land data is not available for this location yet.

Street-level crime

Category	Count
Violence and sexual offences	38
Anti-social behaviour	5
Criminal damage and arson	5
Shoplifting	5
Other theft	4
Public order	4
Vehicle crime	3
Burglary	2
Drugs	2
Possession of weapons	2
Robbery	1
Theft from the person	1
Total incidents	72

Within 1 mile during Jul 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
The Forest School	Secondary	0.3 miles	Good — 15 Sep 2021
Winnersh Primary School	Primary	0.6 miles	Good — 23 Jun 2016
Wheatfield Primary School	Primary	0.8 miles	Good — 14 Jun 2017
Bearwood Primary School	Primary	0.8 miles	Good — 24 Mar 2019
Oak Tree School	Other	0.8 miles	— (No rating)

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
13/03/2006	17/02/2006	1	—

# 8 ARBOR LANE, WINNERSH, WOKINGHAM, RG41 5JA

## Property details

- Slug: `054bacf` (address key hash: `054bacffbf293ad33f81a5d61630398fbebc3692`)
- Postcode: RG41 5JA
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 4
- Bathrooms: 2
- Floor area: 149 m²
- EPC rating: C
- Year built: England and Wales: 1950-1966
- Last sold: £625,000 Apr 2026
- Price per m²: £4,195/m²
- Local average: £485,984 (16 sales)
- Street crime: 72 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £625,000
- Date: 2026-04-21
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 20/09/2032
- **Current heating cost:** £599/year
- **Est. upgrade cost to C:** £4,500

### Recommendations
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7432-0521-8200-0179-0226)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-21 | £625,000 | Semi-detached | +104.9% | £636,008 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/5340b1c5-1fc9-8052-e063-4804a8c06ee4) |
| Sold | 2020-10-07 | £305,000 | Semi-detached | — | £367,981 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/dba933f8-f4af-669d-e053-6b04a8c0ad56) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 ARBOR LANE, WINNERSH, WOKINGHAM, RG41 5JA | £625,000 | 21/04/2026 | Semi-detached |
| 8 ARBOR LANE, WINNERSH, WOKINGHAM, RG41 5JA | £305,000 | 07/10/2020 | Semi-detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [165248087](http://87.117.209.195:8080/listings/aef8ad8)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £625,000 |
| listed | 2025-08-01 | £650,000 |
| sold | 2023-01-01 | £648,000 |
| sold | 2020-01-01 | £305,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 490 READING ROAD, WINNERSH, WOKINGHAM, RG41 5ET | £532,250 | 18/11/2025 | Semi-detached |
| 15 DEXTER WAY, WINNERSH, WOKINGHAM, RG41 5GR | £467,500 | 14/12/2023 | Semi-detached |
| 11 MERRIL DRIVE, WINNERSH, WOKINGHAM, RG41 5RS | £505,000 | 28/11/2023 | Semi-detached |
| 9 ARBOR LANE, WINNERSH, WOKINGHAM, RG41 5HY | £451,500 | 10/10/2023 | Semi-detached |
| 17 DEXTER WAY, WINNERSH, WOKINGHAM, RG41 5GR | £485,500 | 28/04/2023 | Semi-detached |
| 13 BATHURST ROAD, WINNERSH, WOKINGHAM, RG41 5JB | £435,000 | 30/08/2022 | Semi-detached |
| 2 LOCKYER CLOSE, WINNERSH, WOKINGHAM, RG41 5RR | £410,000 | 25/07/2022 | Semi-detached |
| 15 ARBOR LANE, WINNERSH, WOKINGHAM, RG41 5HY | £440,000 | 11/05/2022 | Semi-detached |
| 24 CHATSWORTH AVENUE, WINNERSH, WOKINGHAM, RG41 5EU | £452,000 | 06/05/2022 | Semi-detached |
| 11 ALBANY PARK DRIVE, WINNERSH, WOKINGHAM, RG41 5HZ | £655,000 | 29/04/2022 | Semi-detached |
| 12 ARBOR LANE, WINNERSH, WOKINGHAM, RG41 5JA | £355,000 | 11/02/2022 | Semi-detached |
| 43 BATHURST ROAD, WINNERSH, WOKINGHAM, RG41 5JB | £375,000 | 20/10/2021 | Semi-detached |
| 25 TURNSTONE CLOSE, WINNERSH, WOKINGHAM, RG41 5LQ | £530,000 | 28/09/2021 | Semi-detached |

**Area average:** £468,750 (13 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 2%
- **10y growth:** 15.6%

## House Price Index (HM Land Registry)

*Official index for Wokingham; Semi-detached series; as of June 2026.*

- **1y growth (index):** -2.1%
- **5y growth (index):** 19.3%
- **10y growth (index):** 26.8%

## Rental Range

*ONS Price Index of Private Rents (Wokingham). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,323/mo
- **Realistic:** £1,470/mo
- **Optimistic:** £1,617/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 4 Bed Detached House, Welby Crescent, RG41 | £2,300/mo | 4 | 0.35 miles | OpenRent |
| 4 Bed Detached House, Welby Crescent, RG41 | £2,400/mo | 4 | 0.37 miles | OpenRent |
| 4 Bed Semi-Detached House, Skelmerdale Way, RG6 | £2,250/mo | 4 | 0.86 miles | OpenRent |
| 4 Bed Semi-Detached House, Burniston Close, RG6 | £2,450/mo | 4 | 0.99 miles | OpenRent |

**Average rent: £2,350/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £293,750
- **Target investor price (1%):** £235,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £2,350/mo).*

- **Gross yield:** 4.5%
- **Cost-to-rent:** 22.2×
- **Monthly cashflow:** £-371/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.5%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 38 |
| Anti-social behaviour | 5 |
| Criminal damage and arson | 5 |
| Shoplifting | 5 |
| Other theft | 4 |
| Public order | 4 |
| Vehicle crime | 3 |
| Burglary | 2 |
| Drugs | 2 |
| Possession of weapons | 2 |
| Robbery | 1 |
| Theft from the person | 1 |
| **Total incidents** | **72** |

*Within 1 mile during Jul 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| The Forest School | Secondary | 0.3 miles | Good — 15 Sep 2021 |
| Winnersh Primary School | Primary | 0.6 miles | Good — 23 Jun 2016 |
| Wheatfield Primary School | Primary | 0.8 miles | Good — 14 Jun 2017 |
| Bearwood Primary School | Primary | 0.8 miles | Good — 24 Mar 2019 |
| Oak Tree School | Other | 0.8 miles | — (No rating) |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #3547808
- **Address:** 8 Arbor Lane, Winnersh, RG41 5JA
- **Certificate Issued:** 13/03/2006
- **Work Completed:** 17/02/2006
- **Items:** 1 window(s)