# 10 BISHOPS DRIVE, WOKINGHAM, RG40 1WA

## Property details

- Slug: `3012278` (address key hash: `301227883067cdb5612567c7784d90486a4f1eba`)
- Postcode: RG40 1WA
- Transactions on record: 1

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 4
- Bathrooms: 2
- Floor area: 144 m²
- EPC rating: C
- Year built: England and Wales: 1991-1995
- Last sold: £825,000 Feb 2026
- Price per m²: £5,729/m²
- Local average: £781,680 (45 sales)
- Street crime: 130 incidents within 1 mile (May 2026)

## Latest sale

- Price: £825,000
- Date: 2026-02-06
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 25/06/2035
- **Current heating cost:** £1,030/year
- **Est. upgrade cost to C:** £16,500

### Recommendations
- W2 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2062-3052-5206-6155-1204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-06 | £825,000 | Detached | — | £811,931 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673e-da44-d8ea-e063-4704a8c0bf7d) |

*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 |
|---------|-------|------|------|
| 10 BISHOPS DRIVE, WOKINGHAM, RG40 1WA | £825,000 | 06/02/2026 | Detached |

## Historic listings

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

- Matched listing: [163889009](http://87.117.209.195:8080/listings/b591c78)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £825,000 |
| listed | 2025-06-27 | £833,000 |
| sold | 2006-01-01 | £385,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 47 BOWYER CRESCENT, WOKINGHAM, RG40 1TF | £720,000 | 06/10/2023 | Detached |
| 71 BISHOPS DRIVE, WOKINGHAM, RG40 1WA | £911,000 | 24/07/2023 | Detached |
| 3 ALL SAINTS CLOSE, WOKINGHAM, RG40 1WE | £515,000 | 03/04/2023 | Detached |
| 23 WILTSHIRE ROAD, WOKINGHAM, RG40 1TS | £770,000 | 09/03/2023 | Detached |
| 1 BARKHART GARDENS, WOKINGHAM, RG40 1ET | £1,040,000 | 15/12/2022 | Detached |
| 39 BOWYER CRESCENT, WOKINGHAM, RG40 1TF | £610,000 | 07/11/2022 | Detached |
| 16 BISHOPS DRIVE, WOKINGHAM, RG40 1WA | £850,000 | 15/08/2022 | Detached |
| 43 BISHOPS DRIVE, WOKINGHAM, RG40 1WA | £767,000 | 12/07/2022 | Detached |
| 13 CRUTCHLEY ROAD, WOKINGHAM, RG40 1XA | £477,500 | 22/02/2022 | Detached |
| 27 TAMARISK RISE, WOKINGHAM, RG40 1WG | £670,000 | 17/02/2022 | Detached |
| 29 WILTSHIRE ROAD, WOKINGHAM, RG40 1TS | £2,425,000 | 27/01/2022 | Detached |
| 2 BISHOPS DRIVE, WOKINGHAM, RG40 1WA | £570,000 | 29/11/2021 | Detached |

**Area average:** £860,458 (12 sales)

## Capital growth trend

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

- **5y growth:** 20.5%
- **10y growth:** 22.8%

## House Price Index (HM Land Registry)

*Official index for Wokingham; Detached series; as of April 2026.*

- **1y growth (index):** -4.3%
- **5y growth (index):** 16.4%
- **10y growth (index):** 21.1%

## Rental Range

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

- **Low:** £1,334/mo
- **Realistic:** £1,482/mo
- **Optimistic:** £1,630/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Northampton (Apr 2025 – Mar 2026).*

## 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 Terraced House, Shefford Crescent, RG40 | £2,000/mo | 4 | 0.27 miles | OpenRent |

**Average rent: £2,000/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.24% (weak for cashflow)
- **Max investor price (0.8%):** £250,000
- **Target investor price (1%):** £200,000

*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 £2,000/mo).*

- **Gross yield:** 2.9%
- **Cost-to-rent:** 34.4×
- **Monthly cashflow:** £-1,474/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7.4%

*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 | 49 |
| Shoplifting | 21 |
| Anti-social behaviour | 15 |
| Other theft | 15 |
| Public order | 8 |
| Other crime | 7 |
| Vehicle crime | 5 |
| Criminal damage and arson | 4 |
| Burglary | 3 |
| Possession of weapons | 2 |
| Drugs | 1 |
| **Total incidents** | **130** |

*Within 1 mile during May 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 |
|------|------|----------|--------|
| High Close School | Other | 0.1 miles | Good — 19 Mar 2018 |
| All Saints Church of England Primary School | Primary | 0.4 miles | Good — 11 Dec 2023 |
| Foundry College | Other | 0.4 miles | Good — 8 Mar 2013 |
| Keep Hatch Primary School | Primary | 0.4 miles | Good — 7 Nov 2018 |
| The Holt School | Secondary | 0.5 miles | Outstanding — 22 May 2023 |

## FENSA Certificates

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

### FENSA Certificate #2735308
- **Address:** 10 Bishops Drive, WOKINGHAM, RG40 1WA
- **Certificate Issued:** 30/05/2005
- **Work Completed:** 27/04/2005
- **Items:** 14 window(s)