# 4 bedroom detached house for sale (RG2 9UZ) ## Property Details | Key | Value | |-----|-------| | Address | 5 FLOYER GROVE, READING, SHINFIELD, WOKINGHAM RG2 9UZ | | Price | £600,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | E | | Last sold | £600,000 May 2023 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** A - **Expiry date:** 19/09/2029 - **Current heating cost:** £255/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/8521-7731-6000-2690-8926) ## Description **Sellers view - **Living in this home has been a dream come true for us. The open floor plan and natural light have created a warm and inviting atmosphere that we cherish. The neighbourhood is also a huge plus, with its quiet streets and beautiful meadow walks that are perfect for taking our dog on daily adventures. We love that there are plenty of shops, restaurants, and other amenities just a stone's throw away from our doorstep. The only reason we are considering a move now is to be closer to our family, especially our grandchildren. We want to be a more active part of their lives and be there for all of their special moments. Despite this, we will always look back on our time here with fond memories and a deep appreciation for the community and the house that we called home. **Agents view - **I really love this home and if I could I would be buying it myself. Not only is it set in a great location but the space has been adapted so well and is made for entertaining friends and family. As soon as you walk through the door the uninterrupted flooring runs your eye straight down the hallway into the kitchen and out to the awesome addition of the conservatory across the back of the home. Upstairs offers four bedrooms, fairly evenly sized again perfect for families not wanting arguments with the main bedroom having the en-suite. The main bathroom has been upgraded and the home has further benefits such as utility room, downstairs w.c and garage. The sellers have also made some changes in the garden, not only with some great plants you don't often get from a modern estate or home but they have added gates half way down the drive and created another courtyard/dining area, you can really imagine a BBQ here and we hope to be invited. **Area view - **Shinfield Meadows is a lovely location, very central to all your needs and wants. Literally, just a few minutes walk you will find the popular Langley Mead nature reserve, which is great for walks and you also have various play parks close by with one being set at the end of Floyer Grove itself. Within a short walk or drive you have plenty of amenities including Dobbies Garden Centre which has a Sainsbury's Local, along with a great butchers and within Shinfield Village you have Co-Op a few popular pubs, a post office and the very popular Robyn's Nest cafè, which we love.There are main bus routes close by taking you into Reading or Wokingham towns and you are just a few minutes from Mereoak Park and Ride or junction 11 of the M4, making it a really well connected location. Not forgetting you will soon have closer train links with the Green Park station connecting your to Reading and Basingstoke in the near future. ## Property Photos - ![Photo](/listings/photos/131805215/738032) - ![Photo](/listings/photos/131805215/738034) - ![Photo](/listings/photos/131805215/738036) - ![Photo](/listings/photos/131805215/738040) - ![Photo](/listings/photos/131805215/738043) - ![Photo](/listings/photos/131805215/738047) - ![Photo](/listings/photos/131805215/738050) - ![Photo](/listings/photos/131805215/738053) - ![Photo](/listings/photos/131805215/738055) - ![Photo](/listings/photos/131805215/738059) - ![Photo](/listings/photos/131805215/738062) - ![Photo](/listings/photos/131805215/738066) - ![Photo](/listings/photos/131805215/738068) - ![Photo](/listings/photos/131805215/738070) - ![Photo](/listings/photos/131805215/738071) - ![Photo](/listings/photos/131805215/738072) - ![Photo](/listings/photos/131805215/738073) - ![Photo](/listings/photos/131805215/738074) - ![Photo](/listings/photos/131805215/738075) ## Floorplans - ![Floorplan 1](/listings/photos/131805215/738077) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/131805215/738081) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 5 FLOYER GROVE, SHINFIELD, READING, WOKINGHAM, RG2 9UZ | £600,000 | 30/05/2023 | Detached | | 5 FLOYER GROVE, SHINFIELD, READING, WOKINGHAM, RG2 9UZ | £482,500 | 20/12/2019 | Detached | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 7 SELA DRIVE, SHINFIELD, READING, WOKINGHAM, RG2 9YJ | £650,000 | 18/11/2025 | Detached | | 39 APPLETON WAY, SHINFIELD, READING, WOKINGHAM, RG2 9RN | £610,000 | 25/07/2025 | Detached | | 1 SCHOOL GREEN, SHINFIELD, READING, WOKINGHAM, RG2 9EE | £500,000 | 10/03/2025 | Detached | | [Same street] 18 FLOYER GROVE, SHINFIELD, READING, WOKINGHAM, RG2 9UZ | £415,000 | 05/07/2024 | Semi-detached | | 27 SKYLARK WAY, SHINFIELD, READING, WOKINGHAM, RG2 9AD | £310,000 | 12/12/2023 | Detached | | 37 SELA DRIVE, SHINFIELD, READING, WOKINGHAM, RG2 9YJ | £650,000 | 31/10/2023 | Detached | | 74 BOLTON DRIVE, SHINFIELD, READING, WOKINGHAM, RG2 9RD | £595,000 | 26/05/2023 | Detached | | 19 DEARDON WAY, SHINFIELD, READING, WOKINGHAM, RG2 9HE | £495,000 | 21/04/2023 | Detached | | 8 MANDARIN ROAD, SHINFIELD, READING, WOKINGHAM, RG2 9AT | £740,000 | 06/04/2023 | Detached | | 31 PIGGOTT ROAD, SHINFIELD, READING, WOKINGHAM, RG2 9RH | £560,000 | 31/03/2023 | Detached | | 56 LAILEY PATH, SHINFIELD, READING, WOKINGHAM, RG2 9RR | £525,000 | 06/03/2023 | Detached | | 1 MEARING GROVE, SHINFIELD, READING, WOKINGHAM, RG2 9RF | £475,000 | 24/02/2023 | Detached | | 5 ARAGON CRESCENT, SHINFIELD, READING, WOKINGHAM, RG2 9YH | £632,000 | 22/12/2022 | Detached | | 7 ARAGON CRESCENT, SHINFIELD, READING, WOKINGHAM, RG2 9YH | £650,000 | 22/12/2022 | Detached | | 10 ARAGON CRESCENT, SHINFIELD, READING, WOKINGHAM, RG2 9YH | £550,000 | 22/12/2022 | Detached | | 49 SELA DRIVE, SHINFIELD, READING, WOKINGHAM, RG2 9YJ | £480,000 | 22/12/2022 | Detached | | 9 ARAGON CRESCENT, SHINFIELD, READING, WOKINGHAM, RG2 9YH | £555,000 | 22/12/2022 | Detached | | 6 ARAGON CRESCENT, SHINFIELD, READING, WOKINGHAM, RG2 9YH | £635,000 | 20/12/2022 | Detached | | 4 MARTYN CRESCENT, SHINFIELD, READING, WOKINGHAM, RG2 9WF | £610,000 | 19/12/2022 | Detached | | 6 MARTYN CRESCENT, SHINFIELD, READING, WOKINGHAM, RG2 9WF | £625,000 | 16/12/2022 | Detached | | 8 ARAGON CRESCENT, SHINFIELD, READING, WOKINGHAM, RG2 9YH | £640,000 | 16/12/2022 | Detached | **Street average:** £415,000 (1 sale) **Area average:** £574,350 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £637,674 (19 Detached, RG2, 2024–2026) - **Deviation:** -5.9% ## 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 ## 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, Aragon Crescent, RG2 | £2,600/mo | 4 | 0.22 miles | OpenRent | | 4 Bed Semi-Detached House, Mimosa Drive, RG2 | £2,100/mo | 4 | 0.62 miles | OpenRent | **Average rent: £2,350/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.39% (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:** 4.7% - **Cost-to-rent:** 21.3× - **Monthly cashflow:** £-273/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -1.9% *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).* ## Price per Square Metre - **£/m²:** £5,556/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 6% - **10y growth:** 0.6% ## House Price Index (HM Land Registry) *Official index for Wokingham; Detached series; as of March 2026.* - **1y growth (index):** -1.7% - **5y growth (index):** 17% - **10y growth (index):** 22.2% ## 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)