# 23 HAMBLETON WAY, WINNERSH, WOKINGHAM, RG41 5SH

## Property details

- Slug: `67ad3b3` (address key hash: `67ad3b35a8008d55008f628adb44bc55ff8c14e2`)
- Postcode: RG41 5SH
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 84 m²
- EPC rating: B
- Last sold: £387,000 Apr 2026
- Price per m²: £4,607/m²
- Local average: £422,647 (17 sales)
- Street crime: 57 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £387,000
- Date: 2026-04-15
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 09/06/2029
- **Current heating cost:** £216/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/9208-0007-7396-6141-9904)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-15 | £387,000 | Terraced | +19.1% | £392,776 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b83-be97-b8d0-e063-4704a8c08d98) |
| Sold | 2019-07-26 | £324,950 | Terraced | — | £403,223 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/98c75471-7d0d-72e9-e053-6b04a8c042f0) |

*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 |
|---------|-------|------|------|
| 23 HAMBLETON WAY, WINNERSH, WOKINGHAM, RG41 5SH | £387,000 | 15/04/2026 | Terraced |
| 23 HAMBLETON WAY, WINNERSH, WOKINGHAM, RG41 5SH | £324,950 | 26/07/2019 | Terraced |

## Historic listings

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

- Matched listing: [158633054](http://87.117.209.195:8080/listings/14d44be)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £387,000 |
| listed | 2025-02-24 | £400,000 |
| sold | 2019-01-01 | £324,950 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 6 BELL ROAD, WINNERSH, WOKINGHAM, RG41 5RW | £395,000 | 18/12/2025 | Terraced |
| 52 HAMBLETON WAY, WINNERSH, WOKINGHAM, RG41 5SH | £178,000 | 11/12/2023 | Terraced |
| 54 JERSEY DRIVE, WINNERSH, WOKINGHAM, RG41 5FR | £312,500 | 31/08/2023 | Terraced |
| 14 BUDD GROVE, WINNERSH, WOKINGHAM, RG41 5SQ | £183,750 | 21/08/2023 | Terraced |
| 11 ANGUS CLOSE, WINNERSH, WOKINGHAM, RG41 5GS | £450,000 | 28/07/2023 | Terraced |
| 32 HAMBLETON WAY, WINNERSH, WOKINGHAM, RG41 5SH | £387,500 | 17/02/2023 | Terraced |
| 98 JERSEY DRIVE, WINNERSH, WOKINGHAM, RG41 5FR | £440,000 | 21/12/2022 | Terraced |
| 67 HAMBLETON WAY, WINNERSH, WOKINGHAM, RG41 5SH | £460,000 | 21/12/2022 | Terraced |
| 24 HAMBLETON WAY, WINNERSH, WOKINGHAM, RG41 5SH | £385,000 | 16/12/2022 | Terraced |
| 53 HAMBLETON WAY, WINNERSH, WOKINGHAM, RG41 5SH | £470,000 | 09/12/2022 | Terraced |
| 30 HAMBLETON WAY, WINNERSH, WOKINGHAM, RG41 5SH | £386,500 | 09/12/2022 | Terraced |
| 59 JERSEY DRIVE, WINNERSH, WOKINGHAM, RG41 5GQ | £345,000 | 02/12/2022 | Terraced |
| 69 JERSEY DRIVE, WINNERSH, WOKINGHAM, RG41 5GQ | £314,500 | 17/11/2022 | Terraced |
| 49 HAMBLETON WAY, WINNERSH, WOKINGHAM, RG41 5SH | £462,000 | 26/08/2022 | Terraced |
| 25 HAMBLETON WAY, WINNERSH, WOKINGHAM, RG41 5SH | £382,500 | 22/08/2022 | Terraced |
| 76 JERSEY DRIVE, WINNERSH, WOKINGHAM, RG41 5FR | £345,000 | 20/05/2022 | Terraced |
| 29 JERSEY DRIVE, WINNERSH, WOKINGHAM, RG41 5GQ | £356,000 | 10/05/2022 | Terraced |
| 100 JERSEY DRIVE, WINNERSH, WOKINGHAM, RG41 5FR | £380,000 | 29/04/2022 | Terraced |
| 116 JERSEY DRIVE, WINNERSH, WOKINGHAM, RG41 5FR | £315,000 | 25/03/2022 | Terraced |
| 23 POTTER WAY, WINNERSH, WOKINGHAM, RG41 5SJ | £360,000 | 04/03/2022 | Terraced |

**Area average:** £365,413 (20 sales)

## Capital growth trend

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

- **5y growth:** 14.9%
- **10y growth:** 30.3%

## House Price Index (HM Land Registry)

*Official index for Wokingham; Terraced series; as of May 2026.*

- **1y growth (index):** -2.3%
- **5y growth (index):** 16.6%
- **10y growth (index):** 22%

## Rental Range

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

- **Low:** £1,328/mo
- **Realistic:** £1,476/mo
- **Optimistic:** £1,624/mo

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 2-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Detached House, Glasspool Road, RG41 | £6,000/mo | 3 | 0.06 miles | OpenRent |
| 1 Bed Flat, Bearwood Road, RG41 | £1,100/mo | 1 | 0.45 miles | OpenRent |

**Average rent: £3,550/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.92% (okay)
- **Max investor price (0.8%):** £443,750
- **Target investor price (1%):** £355,000

*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 £3,550/mo).*

- **Gross yield:** 11%
- **Cost-to-rent:** 9.1×
- **Monthly cashflow:** £1,646/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 17.6%

*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 | 25 |
| Anti-social behaviour | 5 |
| Criminal damage and arson | 5 |
| Other crime | 5 |
| Public order | 4 |
| Vehicle crime | 4 |
| Other theft | 3 |
| Shoplifting | 3 |
| Burglary | 1 |
| Drugs | 1 |
| Robbery | 1 |
| **Total incidents** | **57** |

*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 |
|------|------|----------|--------|
| Bearwood Primary School | Primary | 0.5 miles | Good — 24 Mar 2019 |
| The Forest School | Secondary | 0.6 miles | Good — 15 Sep 2021 |
| Hawkedon Primary School | Primary | 0.8 miles | Good — 10 Nov 2014 |
| Reddam House Berkshire | Other | 0.8 miles | — (No rating) |
| Wheatfield Primary School | Primary | 0.9 miles | Good — 14 Jun 2017 |