Sold STC Detached

56 ROBIN HOOD LANE

WOKINGHAM, WINNERSH, WOKINGHAM RG41 5NQ

4 beds 1,561 sq ft Listed 29 Jul 2014 (-4387d)

£599,950

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# 4 bedroom detached house for sale (RG41 5NQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 56 ROBIN HOOD LANE, WOKINGHAM, WINNERSH, WOKINGHAM RG41 5NQ |
| Price | £599,950 |
| Bedrooms | 4 |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 145 m² |
| Last sold | £908,300 Jan 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 06/05/2034
- **Current heating cost:** £1,928/year
- **Est. upgrade cost to C:** £16,645

### Recommendations
- A3 (£1,500 - £2,700)
- W2 (£4,000 - £6,000)
- E (£45)
- 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/2111-1616-4760-8111-0116)

## Description

**Entrance Hall**  12' X 6'7" (3.66m X 2m).

**Living/Dining Room**  21'3" x 16'8" (6.48m x 5.08m).  Open fireplace and sliding patio doors to garden.

**Shower Room**  9' x 6'3" (2.74m x 1.9m).  Three piece suite comprising a vanity wash hand basin, low level WC, walk in double width shower unit, electric shaver point, tiled floor, part tiled walls.

**Inner Lobby**  10'11" x 3'6" (3.33m x 1.07m).

**Study**  9' x 7'7" (2.74m x 2.31m).  Built-in cupboard.

**Kitchen/Breakfast Room**  7'8" x 6 (2.34m x 6).  Fitted with a range of eye and base level storage units, inset one and a half bowl sink unit with drainer and mixer tap, space and plumbing for washing machine and dishwasher, space for fridge, built in electric oven with four ring gas hob, part tiled walls, tiled floor.

**Bedroom Four**  12'2" x 8'9" (3.7m x 2.67m).

**Dining Room**  12'2" x 11' (3.7m x 3.35m).  Sliding patio doors to garden.

**First Floor Landing**  10'5" x 7'4" (3.18m x 2.24m).

**Family Bathroom**  8'6" x 6'1" (2.6m x 1.85m).  Three piece suite comprising a low level WC, pedestal wash hand basin, panel enclosed bath with shower attachment, part tiled walls.

**Master Bedroom**  16'10" x 10'4" (5.13m x 3.15m).  Built-in wardrobe.

**Bedroom Two**  11'10" x 10'11" (3.6m x 3.33m).  Built-in wardrobe.

**Bedroom Three**  10'11" x 8'9" (3.33m x 2.67m).

**Outside**

**Garage**  28' x 7'9" (8.53m x 2.36m).  Up and over door, power and light.

**Swimming Pool**  33' x 17' (10.06m x 5.18m).  Heated outdoor pool, 8'6" at deepest point and 2'6" at shallowest point.

**Front of Property**    Enclosed by wood panel fencing, driveway parking for three/four vehicles approached via electric gates.

**Rear Garden**    Enclosed by wooden panel fencing and various shrub and hedge borders, the plot is approximately 0.28 acres.

## Property Photos

- ![Picture No. 04](/listings/photos/45590230/1433030) - Picture No. 04
- ![Picture No. 09](/listings/photos/45590230/1433031) - Picture No. 09
- ![Picture No. 10](/listings/photos/45590230/1433032) - Picture No. 10
- ![Picture No. 12](/listings/photos/45590230/1433033) - Picture No. 12
- ![Picture No. 13](/listings/photos/45590230/1433034) - Picture No. 13
- ![Picture No. 08](/listings/photos/45590230/1433035) - Picture No. 08
- ![Picture No. 11](/listings/photos/45590230/1433036) - Picture No. 11
- ![Picture No. 05](/listings/photos/45590230/1433037) - Picture No. 05
- ![Picture No. 14](/listings/photos/45590230/1433038) - Picture No. 14
- ![Picture No. 06](/listings/photos/45590230/1433039) - Picture No. 06
- ![Picture No. 07](/listings/photos/45590230/1433040) - Picture No. 07
- ![EPC](/listings/photos/45590230/1433041) - EPC

## Floorplans

- ![Floorplan](/listings/photos/45590230/1433042) - Floorplan

## FENSA Certificates

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

### FENSA Certificate #3110731
- **Address:** 56 Robin Hood Lane, Winnersh, RG41 5NQ
- **Certificate Issued:** 24/10/2005
- **Work Completed:** 14/09/2005
- **Items:** 4 window(s)

### FENSA Certificate #1955583
- **Address:** 56 Robin Hood Lane, Winnersh, RG41 5NQ
- **Certificate Issued:** 16/08/2004
- **Work Completed:** 21/07/2004
- **Items:** 1 door(s)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 56 ROBIN HOOD LANE, WINNERSH, WOKINGHAM, RG41 5NQ | £908,300 | 17/01/2025 | Detached |
| 56 ROBIN HOOD LANE, WINNERSH, WOKINGHAM, RG41 5NQ | £590,000 | 05/12/2014 | Detached |
| 56 ROBIN HOOD LANE, WINNERSH, WOKINGHAM, RG41 5NQ | £475,000 | 26/05/2010 | Detached |
| 56 ROBIN HOOD LANE, WINNERSH, WOKINGHAM, RG41 5NQ | £202,000 | 15/07/1997 | 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 |
|---------|-------|------|------|
| 3 PRIORY COURT, WINNERSH, WOKINGHAM, RG41 5JQ | £910,000 | 27/11/2023 | Detached |
| 70 ROBIN HOOD WAY, WINNERSH, WOKINGHAM, RG41 5JH | £920,000 | 27/10/2023 | Detached |
| [Same street] 48 ROBIN HOOD LANE, WINNERSH, WOKINGHAM, RG41 5NQ | £670,000 | 11/05/2023 | Detached |
| 60 WATMORE LANE, WINNERSH, WOKINGHAM, RG41 5JT | £730,000 | 05/04/2023 | Detached |
| 18 DANYWERN DRIVE, WINNERSH, WOKINGHAM, RG41 5NR | £545,000 | 12/12/2022 | Detached |
| 3 GREENWOOD GROVE, WINNERSH, WOKINGHAM, RG41 5LH | £750,000 | 21/11/2022 | Detached |
| 12 DANYWERN DRIVE, WINNERSH, WOKINGHAM, RG41 5NR | £575,000 | 04/11/2022 | Detached |
| 36 DANYWERN DRIVE, WINNERSH, WOKINGHAM, RG41 5NR | £850,000 | 27/09/2022 | Detached |
| [Same street] 46 ROBIN HOOD LANE, WINNERSH, WOKINGHAM, RG41 5NQ | £995,000 | 28/07/2022 | Detached |
| [Same street] 46A ROBIN HOOD LANE, WINNERSH, WOKINGHAM, RG41 5NQ | £995,000 | 27/07/2022 | Detached |
| 7 LOCKSLEY GARDENS, WINNERSH, WOKINGHAM, RG41 5NZ | £553,000 | 12/07/2022 | Detached |
| 36 WATMORE LANE, WINNERSH, WOKINGHAM, RG41 5JT | £860,000 | 13/06/2022 | Detached |
| 19 DANYWERN DRIVE, WINNERSH, WOKINGHAM, RG41 5NS | £1,100,000 | 10/06/2022 | Detached |
| 75A WATMORE LANE, WINNERSH, WOKINGHAM, RG41 5JS | £780,000 | 12/05/2022 | Detached |
| 7 LOCKSLEY GARDENS, WINNERSH, WOKINGHAM, RG41 5NZ | £560,000 | 29/04/2022 | Detached |
| 4 SHERWOOD ROAD, WINNERSH, WOKINGHAM, RG41 5NJ | £550,000 | 11/02/2022 | Detached |
| 32 WATMORE LANE, WINNERSH, WOKINGHAM, RG41 5JT | £980,000 | 27/01/2022 | Detached |
| [Same street] 46 ROBIN HOOD LANE, WINNERSH, WOKINGHAM, RG41 5NQ | £709,000 | 16/08/2021 | Detached |

**Street average:** £842,250 (4 sales)
**Area average:** £761,643 (14 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £690,130 (47 Detached, RG41, 2024–2026)
- **Deviation:** -13.1%

## 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 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, Delane Drive, RG41 | £2,250/mo | 4 | 0.5 miles | OpenRent |

**Average rent: £2,250/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £281,250
- **Target investor price (1%):** £225,000

*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 £2,250/mo).*

- **Gross yield:** 4.5%
- **Cost-to-rent:** 22.2×
- **Monthly cashflow:** £-363/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.5%

*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:** £4,138/m²

## Capital growth trend

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

- **5y growth:** 11.3%
- **10y growth:** 1%

## 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%

## 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)

Picture No. 04 Picture No. 09 Picture No. 10 Picture No. 12 Picture No. 13 Picture No. 08 Picture No. 11 Picture No. 05 Picture No. 14 Picture No. 06 Picture No. 07 EPC

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Property details

Tenure

FREEHOLD

Floor area

145 m²

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£908,300 Jan 2025

Price per m²

£4,138/m²

Local average

£690,130 (-13.1%)

Deprivation

Decile 10 (32,532 of 33,755)

Street crime

51 incidents within 1 mile (May 2026)

Key features

Detached Family Residence
0.3 Acre Plot
Four Bedrooms
Swimming Pool
Two Reception Rooms
Garage

Additional details

Parking: Yes
Garden: Yes

Description

This rarely available four bedroom detached family home is set within an approximately 0.28 acre plot, offering vast scope for extension (subject to planning permission). The accommodation comprises a living room, dining room, study, kitchen/breakfast room, downstairs bedroom and shower room. To the first floor there are three bedrooms all with built-in wardrobes and a family bathroom. Further benefits include a tandem length garage, approved plans for a home office, an outdoor heated swimming pool and ample driveway parking enclosed by electric gates.

Entrance Hall 12' X 6'7" (3.66m X 2m).

Living/Dining Room 21'3" x 16'8" (6.48m x 5.08m). Open fireplace and sliding patio doors to garden.

Shower Room 9' x 6'3" (2.74m x 1.9m). Three piece suite comprising a vanity wash hand basin, low level WC, walk in double width shower unit, electric shaver point, tiled floor, part tiled walls.

Inner Lobby 10'11" x 3'6" (3.33m x 1.07m).

Study 9' x 7'7" (2.74m x 2.31m). Built-in cupboard.

Kitchen/Breakfast Room 7'8" x 6 (2.34m x 6). Fitted with a range of eye and base level storage units, inset one and a half bowl sink unit with drainer and mixer tap, space and plumbing for washing machine and dishwasher, space for fridge, built in electric oven with four ring gas hob, part tiled walls, tiled floor.

Bedroom Four 12'2" x 8'9" (3.7m x 2.67m).

Dining Room 12'2" x 11' (3.7m x 3.35m). Sliding patio doors to garden.

First Floor Landing 10'5" x 7'4" (3.18m x 2.24m).

Family Bathroom 8'6" x 6'1" (2.6m x 1.85m). Three piece suite comprising a low level WC, pedestal wash hand basin, panel enclosed bath with shower attachment, part tiled walls.

Master Bedroom 16'10" x 10'4" (5.13m x 3.15m). Built-in wardrobe.

Bedroom Two 11'10" x 10'11" (3.6m x 3.33m). Built-in wardrobe.

Bedroom Three 10'11" x 8'9" (3.33m x 2.67m).

Outside

Garage 28' x 7'9" (8.53m x 2.36m). Up and over door, power and light.

Swimming Pool 33' x 17' (10.06m x 5.18m). Heated outdoor pool, 8'6" at deepest point and 2'6" at shallowest point.

Front of Property Enclosed by wood panel fencing, driveway parking for three/four vehicles approached via electric gates.

Rear Garden Enclosed by wooden panel fencing and various shrub and hedge borders, the plot is approximately 0.28 acres.

Listed by

Winnersh

The Lomond Group

Reference: 45590230

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 07/05/2024

Expiry date: 06/05/2034

Current heating cost: £1,928/year

Potential heating cost: £1,180/year

Est. upgrade cost to C: £16,645

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Room-in-roof insulation (£1,500 - £2,700)
Floor insulation (solid floor) (£4,000 - £6,000)
Low energy lighting for all fixed outlets (£45)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #3110731

Property Details

Street: 56 Robin Hood Lane

Town: Winnersh

Postcode: RG41 5NQ

Installation Details

Items: 4 windows

Certificate Issued: 24/10/2005

Work Completed: 14/09/2005

This certificate data was retrieved from FENSA's database

FENSA Certificate #1955583

Property Details

Street: 56 Robin Hood Lane

Town: Winnersh

Postcode: RG41 5NQ

Installation Details

Items: 1 door

Certificate Issued: 16/08/2004

Work Completed: 21/07/2004

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

350% since 1997

Event	Date	Price	% change
Sold	17/01/2025 (1 year ago)	£908,300	+53.9%
Sold	05/12/2014 (11 years ago)	£590,000	+24.2%
Sold	26/05/2010 (16 years ago)	£475,000	+135.1%
Sold	15/07/1997 (29 years ago)	£202,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
3 PRIORY COURT, WINNERSH, WOKINGHAM, RG41 5JQ	£910,000	27/11/2023	Detached
70 ROBIN HOOD WAY, WINNERSH, WOKINGHAM, RG41 5JH	£920,000	27/10/2023	Detached
Same street 48 ROBIN HOOD LANE, WINNERSH, WOKINGHAM, RG41 5NQ	£670,000	11/05/2023	Detached
60 WATMORE LANE, WINNERSH, WOKINGHAM, RG41 5JT	£730,000	05/04/2023	Detached
18 DANYWERN DRIVE, WINNERSH, WOKINGHAM, RG41 5NR	£545,000	12/12/2022	Detached
3 GREENWOOD GROVE, WINNERSH, WOKINGHAM, RG41 5LH	£750,000	21/11/2022	Detached
12 DANYWERN DRIVE, WINNERSH, WOKINGHAM, RG41 5NR	£575,000	04/11/2022	Detached
36 DANYWERN DRIVE, WINNERSH, WOKINGHAM, RG41 5NR	£850,000	27/09/2022	Detached
Same street 46 ROBIN HOOD LANE, WINNERSH, WOKINGHAM, RG41 5NQ	£995,000	28/07/2022	Detached
Same street 46A ROBIN HOOD LANE, WINNERSH, WOKINGHAM, RG41 5NQ	£995,000	27/07/2022	Detached
7 LOCKSLEY GARDENS, WINNERSH, WOKINGHAM, RG41 5NZ	£553,000	12/07/2022	Detached
36 WATMORE LANE, WINNERSH, WOKINGHAM, RG41 5JT	£860,000	13/06/2022	Detached
19 DANYWERN DRIVE, WINNERSH, WOKINGHAM, RG41 5NS	£1,100,000	10/06/2022	Detached
75A WATMORE LANE, WINNERSH, WOKINGHAM, RG41 5JS	£780,000	12/05/2022	Detached
7 LOCKSLEY GARDENS, WINNERSH, WOKINGHAM, RG41 5NZ	£560,000	29/04/2022	Detached
4 SHERWOOD ROAD, WINNERSH, WOKINGHAM, RG41 5NJ	£550,000	11/02/2022	Detached
32 WATMORE LANE, WINNERSH, WOKINGHAM, RG41 5JT	£980,000	27/01/2022	Detached
Same street 46 ROBIN HOOD LANE, WINNERSH, WOKINGHAM, RG41 5NQ	£709,000	16/08/2021	Detached

Street average: £842,250 (4 sales)

Area average: £761,643 (14 sales)

Capital growth trend

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

5y growth 11.3%

10y growth 1%

House Price Index (HM Land Registry — official index, not sold-price averages): Wokingham. Series: Detached. As of April 2026.

1y (index) -4.3%

5y (index) 16.4%

10y (index) 21.1%

Rental Range

Estimated market rent for Wokingham. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,328/mo

Realistic £1,476/mo

Optimistic £1,624/mo

Based on Local Authority from postcode lookup → Wokingham.

Location

Map view View on Google Maps View on OpenStreetMap Street View RG41 5NQ

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	The Forest School	0.1 miles
Bus stop	Bluebell Meadow	0.1 miles
Shop	Unknown	0.2 miles
Shop	Winnersh Convenience Store	0.2 miles
Train station	Winnersh	0.2 miles
Train station	Winnersh Triangle	0.8 miles
Hospital	Wokingham Hospital	2.0 miles
University	Dreadnought, University of Reading	3.5 miles
University	University of Reading, London Road Campus	3.9 miles
Hospital	Broadmoor Hospital	6.1 miles

Street-level crime

Category	Count
Violence and sexual offences	26
Shoplifting	9
Anti-social behaviour	3
Other theft	3
Criminal damage and arson	2
Public order	2
Vehicle crime	2
Drugs	1
Other crime	1
Robbery	1
Theft from the person	1
Total incidents	51

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
The Forest School	Secondary	0.2 miles	Good — 15 Sep 2021
Winnersh Primary School	Primary	0.2 miles	Good — 23 Jun 2016
Wheatfield Primary School	Primary	0.5 miles	Good — 14 Jun 2017
Oak Tree School	Other	0.5 miles	— (No rating)
Bearwood Primary School	Primary	0.9 miles	Good — 24 Mar 2019

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, Delane Drive, RG41	£2,250/mo	4	0.5 miles	OpenRent

Average rent: £2,250/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.38%

Max investor price (0.8%) £281,250

Target investor price (1%) £225,000

Gross yield 4.5%

Cost-to-rent ratio 22.2×

Monthly cashflow £-363/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.5%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).