# 17 NICHOLSON PARK, BRACKNELL, BRACKNELL FOREST, RG12 9QN

## Property details

- Slug: `11982a8` (address key hash: `11982a81fe634b224ce7fc5e41e33c455e70a839`)
- Postcode: RG12 9QN
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 4
- Bathrooms: 2
- Floor area: 136 m²
- EPC rating: C
- Year built: England and Wales: 2007-2011
- Last sold: £585,000 Feb 2026
- Price per m²: £4,301/m²
- Local average: £597,021 (35 sales)
- Street crime: 316 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £585,000
- Date: 2026-02-09
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 23/03/2035
- **Current heating cost:** £614/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0340-2264-0470-2225-3875)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-09 | £585,000 | Detached | +56% | £608,667 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673e-db55-d8ea-e063-4704a8c0bf7d) |
| Sold | 2012-12-14 | £375,000 | Detached | — | £656,414 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/68d1b292-b7fc-4c43-ae69-8e64e4685382) |

*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 |
|---------|-------|------|------|
| 17 NICHOLSON PARK, BRACKNELL, BRACKNELL FOREST, RG12 9QN | £585,000 | 09/02/2026 | Detached |
| 17 NICHOLSON PARK, BRACKNELL, BRACKNELL FOREST, RG12 9QN | £375,000 | 14/12/2012 | Detached |

## Historic listings

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

- Matched listing: [165639716](http://87.117.209.195:8080/listings/e7aca4b)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £585,000 |
| listed | 2025-08-12 | £600,000 |
| sold | 2012-01-01 | £375,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9 WHISTLEY CLOSE, BRACKNELL, BRACKNELL FOREST, RG12 9LQ | £725,000 | 25/08/2023 | Detached |
| 7 MARTINS LANE, BRACKNELL, BRACKNELL FOREST, RG12 9EN | £467,000 | 21/10/2022 | Detached |
| 11 WHISTLEY CLOSE, BRACKNELL, BRACKNELL FOREST, RG12 9LQ | £500,000 | 06/10/2022 | Detached |
| 3 NICHOLSON PARK, BRACKNELL, BRACKNELL FOREST, RG12 9QN | £665,000 | 30/09/2022 | Detached |
| 36 SYCAMORE RISE, BRACKNELL, BRACKNELL FOREST, RG12 9BU | £567,000 | 23/09/2022 | Detached |
| 9 AUSTIN WAY, BRACKNELL, BRACKNELL FOREST, RG12 9HQ | £625,000 | 30/06/2022 | Detached |
| 25 AUSTIN WAY, BRACKNELL, BRACKNELL FOREST, RG12 9HQ | £607,000 | 10/06/2022 | Detached |

**Area average:** £593,714 (7 sales)

## Capital growth trend

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

- **5y growth:** 42.3%
- **10y growth:** 17.8%

## House Price Index (HM Land Registry)

*Official index for Bracknell Forest; Detached series; as of May 2026.*

- **1y growth (index):** 0.4%
- **5y growth (index):** 15.6%
- **10y growth (index):** 17.4%

## Rental Range

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

- **Low:** £1,324/mo
- **Realistic:** £1,471/mo
- **Optimistic:** £1,618/mo

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 4-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Austin Way, RG12 | £1,600/mo | 2 | 0.25 miles | OpenRent |
| 2 Bed Flat, Bracknell, RG12 | £1,700/mo | 2 | 0.32 miles | OpenRent |

**Average rent: £1,650/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.28% (weak for cashflow)
- **Max investor price (0.8%):** £206,250
- **Target investor price (1%):** £165,000

*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 £1,650/mo).*

- **Gross yield:** 3.4%
- **Cost-to-rent:** 29.5×
- **Monthly cashflow:** £-844/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6%

*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:** Job (default Low)

[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 | 111 |
| Anti-social behaviour | 36 |
| Public order | 36 |
| Other theft | 33 |
| Shoplifting | 27 |
| Criminal damage and arson | 26 |
| Drugs | 10 |
| Bicycle theft | 8 |
| Vehicle crime | 7 |
| Burglary | 6 |
| Possession of weapons | 6 |
| Other crime | 5 |
| Robbery | 3 |
| Theft from the person | 2 |
| **Total incidents** | **316** |

*Within 1 mile during Jun 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 |
|------|------|----------|--------|
| Ranelagh School | Secondary | 0.4 miles | — (Inspected (no overall grade)) |
| St Joseph's Catholic Primary School, Bracknell | Primary | 0.4 miles | Good — 2 Mar 2022 |
| Harmans Water Primary School | Primary | 0.4 miles | Good — 20 Jul 2021 |
| Holly Spring Primary School | Primary | 0.5 miles | Good — 6 May 2024 |
| The Brakenhale School | Secondary | 0.6 miles | Good — 10 Mar 2019 |