# 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

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.

## 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 May 2026.*

- **1y growth (index):** -3.5%
- **5y growth (index):** 16.7%
- **10y growth (index):** 22.1%

## 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)