# 45 SIMKINS CLOSE, WINKFIELD ROW, BRACKNELL, BRACKNELL FOREST, RG42 7QS

## Property details

- Slug: `89b2bbc` (address key hash: `89b2bbc22fbd454334e53620e7ee5e16afc7ae08`)
- Postcode: RG42 7QS
- Transactions on record: 3

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 65 m²
- EPC rating: C
- Year built: England and Wales: 1991-1995
- Last sold: £461,000 Feb 2026
- Price per m²: £7,092/m²
- Local average: £688,137 (53 sales)
- Street crime: 17 incidents within 1 mile (May 2026)

## Latest sale

- Price: £461,000
- Date: 2026-02-27
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 12/10/2035
- **Current heating cost:** £606/year
- **Est. upgrade cost to C:** £22,520

### Recommendations
- W1 (£5,000 - £10,000)
- E (£480 - £560)
- N (£4,000 - £7,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9590-4574-0722-1593-3053)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-27 | £461,000 | Detached | +92.1% | £481,735 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29c-d6db-8922-e063-4804a8c094d0) |
| Sold | 2009-08-21 | £240,000 | Detached | +93.5% | £484,364 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/0663fae0-1dd0-4eb5-921a-e61b5f6e4e2e) |
| Sold | 1998-10-09 | £124,000 | Detached | — | £463,955 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/32f47ecc-9140-4807-b2c9-a44da3ab5047) |

*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 |
|---------|-------|------|------|
| 45 SIMKINS CLOSE, WINKFIELD ROW, BRACKNELL, BRACKNELL FOREST, RG42 7QS | £461,000 | 27/02/2026 | Detached |
| 45 SIMKINS CLOSE, WINKFIELD ROW, BRACKNELL, BRACKNELL FOREST, RG42 7QS | £240,000 | 21/08/2009 | Detached |
| 45 SIMKINS CLOSE, WINKFIELD ROW, BRACKNELL, BRACKNELL FOREST, RG42 7QS | £124,000 | 09/10/1998 | Detached |

## Historic listings

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

- Matched listing: [168436739](http://87.117.209.195:8080/listings/d41c80d)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £461,000 |
| listed | 2025-10-21 | £475,000 |
| sold | 2009-01-01 | £240,000 |
| sold | 1998-01-01 | £124,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 16 DIANTHUS PLACE, WINKFIELD ROW, BRACKNELL, BRACKNELL FOREST, RG42 7PQ | £870,000 | 15/08/2025 | Detached |
| 35 ALDRIDGE PARK, WINKFIELD ROW, BRACKNELL, BRACKNELL FOREST, RG42 7NU | £620,000 | 27/04/2023 | Detached |
| 38 CARNATION DRIVE, WINKFIELD ROW, BRACKNELL, BRACKNELL FOREST, RG42 7QT | £527,000 | 24/03/2023 | Detached |
| 12 SATURN CROFT, WINKFIELD ROW, BRACKNELL, BRACKNELL FOREST, RG42 6PA | £675,000 | 09/12/2022 | Detached |
| 26 SATURN CROFT, WINKFIELD ROW, BRACKNELL, BRACKNELL FOREST, RG42 6PA | £775,000 | 10/05/2022 | Detached |
| 10 ALDRIDGE PARK, WINKFIELD ROW, BRACKNELL, BRACKNELL FOREST, RG42 7NU | £665,000 | 25/03/2022 | Detached |
| MUFFS COTTAGE CHAVEY DOWN ROAD, WINKFIELD ROW, BRACKNELL, BRACKNELL FOREST, RG42 7NY | £1,070,000 | 14/03/2022 | Detached |
| 12 WILLIAM SIM WOOD, WINKFIELD ROW, BRACKNELL, BRACKNELL FOREST, RG42 6PW | £725,000 | 30/11/2021 | Detached |
| 3 ASTRA MEAD, WINKFIELD ROW, BRACKNELL, BRACKNELL FOREST, RG42 7TA | £465,000 | 12/11/2021 | Detached |
| 18 MERLIN CLOVE, WINKFIELD ROW, BRACKNELL, BRACKNELL FOREST, RG42 7TD | £530,000 | 28/09/2021 | Detached |
| 21 ALDRIDGE PARK, WINKFIELD ROW, BRACKNELL, BRACKNELL FOREST, RG42 7NU | £625,000 | 06/09/2021 | Detached |
| 5 SATURN CROFT, WINKFIELD ROW, BRACKNELL, BRACKNELL FOREST, RG42 6PA | £635,000 | 25/08/2021 | Detached |
| 47 CARNATION DRIVE, WINKFIELD ROW, BRACKNELL, BRACKNELL FOREST, RG42 7NT | £810,000 | 11/08/2021 | Detached |

**Area average:** £691,692 (13 sales)

## Capital growth trend

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

- **5y growth:** -2.5%
- **10y growth:** -4.5%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1%
- **5y growth (index):** 15.4%
- **10y growth (index):** 18.1%

## Rental Range

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

- **Low:** £1,341/mo
- **Realistic:** £1,490/mo
- **Optimistic:** £1,639/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Windsor Forest Court, SL5 | £1,850/mo | 2 | 0.88 miles | OpenRent |
| 2 Bed Flat, Windsor Forest Court, SL5 | £1,895/mo | 2 | 0.88 miles | OpenRent |
| 2 Bed Flat, Ascot, SL5 | £1,895/mo | 2 | 0.89 miles | OpenRent |
| 2 Bed Terraced House, Bartholomew Place, RG42 | £1,520/mo | 2 | 1.07 miles | OpenRent |

**Average rent: £1,790/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.41% (weak for cashflow)
- **Max investor price (0.8%):** £234,125
- **Target investor price (1%):** £187,300

*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 £1,873/mo).*

- **Gross yield:** 4.9%
- **Cost-to-rent:** 20.5×
- **Monthly cashflow:** £-155/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.4%

*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:** 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 | 7 |
| Public order | 3 |
| Anti-social behaviour | 2 |
| Vehicle crime | 2 |
| Burglary | 1 |
| Drugs | 1 |
| Other theft | 1 |
| **Total incidents** | **17** |

*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 |
|------|------|----------|--------|
| Winkfield St Mary's CofE Primary School | Primary | 0.2 miles | Good — 6 May 2019 |
| Lambrook School | Other | 0.4 miles | — (No rating) |
| Whitegrove Primary School | Primary | 0.7 miles | Good — 7 Aug 2012 |
| Ascot Heath Primary School | Primary | 1.1 miles | Good — 21 Jan 2024 |
| Heathfield School | Other | 1.1 miles | — (No rating) |

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #13069690
- **Address:** 45 Simkins Close, Winkfield Row, RG42 7QS
- **Certificate Issued:** 06/08/2018
- **Work Completed:** 12/05/2018
- **Items:** 1 door(s)

### FENSA Certificate #7217065
- **Address:** 45 Simkins Close, Winkfield Row, RG42 7QS
- **Certificate Issued:** 30/03/2010
- **Work Completed:** 25/09/2009
- **Items:** 9 window(s), 2 door(s)