Sold STC Terraced

23 PATTEN ASH DRIVE

WOKINGHAM, WOKINGHAM RG40 1SH

2 beds 1 baths 818 sq ft Listed 21 Feb 2025 (-477d)

£375,000

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# 2 bedroom terraced house for sale (RG40 1SH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 23 PATTEN ASH DRIVE, WOKINGHAM, WOKINGHAM RG40 1SH |
| Price | £375,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1967-1975 |
| Floor area | 76 m² |
| Last sold | £370,000 Sep 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 15/04/2029
- **Current heating cost:** £466/year

### Recommendations
- N (6,000)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9868-4031-7224-2291-6980)

## Description

Without an onward chain, this modern home lies close to Wokingham Town Centre in a popular location. This style home is rarely available and makes a perfect first time home or investment.

Downstairs, the property benefits from a large modern kitchen, with space for casual dining and multiple storage cupboards. This kitchen, in size, is larger than most local two-bedroom homes and has an array of integrated appliances on offer including oven, hob, grill and dishwasher. To the rear, the living/dining room oozes comfort whilst not compromising on space. A downstairs toilet finishes off the downstairs accommodation.

Upstairs, there are two generous double bedrooms that offer ample natural light, both with additional storage cupboards. In between these rooms, there is a four-piece bathroom which is an absolute rarity in this style of home and was refitted just six years ago.

Externally, there is a well maintained south facing private rear garden that has a patio with the rest laid to lawn and a brick built storage shed and a rear access gate. To the front and rear of the property, there is parking on a first come first served basis for local residents as well as views over a local quiet woodland. The property offers good access to all local amenities as well as being within walking distance to popular primary and secondary schools such as St Crispins, Wokingham town centre and train station.

## Property Photos

- ![Picture No. 01](/listings/photos/158561051/360597) - Picture No. 01
- ![Picture No. 12](/listings/photos/158561051/360599) - Picture No. 12
- ![Picture No. 13](/listings/photos/158561051/360603) - Picture No. 13
- ![Picture No. 15](/listings/photos/158561051/360605) - Picture No. 15
- ![Picture No. 14](/listings/photos/158561051/360607) - Picture No. 14
- ![Picture No. 19](/listings/photos/158561051/360609) - Picture No. 19
- ![Picture No. 18](/listings/photos/158561051/360612) - Picture No. 18
- ![Picture No. 16](/listings/photos/158561051/360615) - Picture No. 16
- ![Picture No. 17](/listings/photos/158561051/360617) - Picture No. 17
- ![Picture No. 23](/listings/photos/158561051/360618) - Picture No. 23

## Floorplans

- ![Floorplan](/listings/photos/158561051/360619) - Floorplan

## EPC Graphs

- ![Epc](/listings/photos/158561051/360620) - Epc

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 23 PATTEN ASH DRIVE, WOKINGHAM, RG40 1SH | £370,000 | 01/09/2025 | Terraced |
| 23 PATTEN ASH DRIVE, WOKINGHAM, RG40 1SH | £300,000 | 25/07/2019 | Terraced |
| 23 PATTEN ASH DRIVE, WOKINGHAM, RG40 1SH | £215,000 | 13/04/2015 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 10 CLOVER CLOSE, WOKINGHAM, RG40 5YX | £200,000 | 30/11/2023 | Terraced |
| [Same street] 83 PATTEN ASH DRIVE, WOKINGHAM, RG40 1SH | £225,000 | 13/10/2023 | Flat |
| 24 BARRETT CRESCENT, WOKINGHAM, RG40 1UP | £415,000 | 17/08/2023 | Terraced |
| 1 HAWKINS WAY, WOKINGHAM, RG40 1UW | £345,000 | 31/03/2023 | Terraced |
| [Same street] 17 PATTEN ASH DRIVE, WOKINGHAM, RG40 1SH | £300,000 | 15/12/2022 | Terraced |
| 8 HAWKINS WAY, WOKINGHAM, RG40 1UW | £400,000 | 14/10/2022 | Terraced |
| 14 BARRETT CRESCENT, WOKINGHAM, RG40 1UP | £366,000 | 12/08/2022 | Terraced |
| [Same street] 65 PATTEN ASH DRIVE, WOKINGHAM, RG40 1SH | £402,031 | 10/08/2022 | Terraced |
| [Same street] 13 PATTEN ASH DRIVE, WOKINGHAM, RG40 1SH | £350,000 | 24/02/2022 | Terraced |
| 14 CLOVER CLOSE, WOKINGHAM, RG40 5YX | £300,000 | 07/02/2022 | Terraced |
| [Same street] 13A PATTEN ASH DRIVE, WOKINGHAM, RG40 1SH | £275,000 | 24/01/2022 | Terraced |
| 11 CLOVER CLOSE, WOKINGHAM, RG40 5YX | £377,500 | 01/10/2021 | Terraced |
| [Same street] 5 PATTEN ASH DRIVE, WOKINGHAM, RG40 1SH | £306,000 | 24/06/2021 | Terraced |

**Street average:** £309,672 (6 sales)
**Area average:** £343,357 (7 sales)

## Price vs local average

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

- **Local average:** £433,167 (29 Terraced, RG40, 2024–2026)
- **Deviation:** -13.4%

## Rental Range

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

- **Low:** £1,333/mo
- **Realistic:** £1,481/mo
- **Optimistic:** £1,629/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £748/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 |
|------|------|------|------|------|
| 2 Bed Flat, William Heelas Way, RG40 | £1,650/mo | 2 | 0.65 miles | OpenRent |

**Average rent: £1,650/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.44% (weak for cashflow)
- **Max investor price (0.8%):** £206,250
- **Target investor price (1%):** £165,000

*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 £1,650/mo).*

- **Gross yield:** 5.3%
- **Cost-to-rent:** 18.9×
- **Monthly cashflow:** £-17/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.2%

*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:** £4,934/m²

## Capital growth trend

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

- **5y growth:** 19.4%
- **10y growth:** 18.1%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -1.3%
- **5y growth (index):** 16.6%
- **10y growth (index):** 23.4%

## 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. 01 Picture No. 12 Picture No. 13 Picture No. 15 Picture No. 14 Picture No. 19 Picture No. 18 Picture No. 16 Picture No. 17 Picture No. 23

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Property details

Tenure

FREEHOLD

Floor area

76 m²

Council tax band

EPC rating

Year built

England and Wales: 1967-1975

Last sold

£370,000 Sep 2025

Price per m²

£4,934/m²

Local average

£433,167 (-13.4%)

Deprivation

Decile 3 (8,917 of 33,755)

Street crime

80 incidents within 1 mile (Apr 2026)

Key features

No Onward Chain
Two Double Bedrooms
Four-Piece Modern Bathroom
Modern Kitchen
Meadow/Woodland Views
St Crispins Catchment
Closeby to Wokingham Town
Residents Parking

Additional details

Parking: Yes
Garden: Yes

Description

Without an onward chain, this modern home lies close to Wokingham Town Centre in a popular location. This style home is rarely available and makes a perfect first time home or investment.

Downstairs, the property benefits from a large modern kitchen, with space for casual dining and multiple storage cupboards. This kitchen, in size, is larger than most local two-bedroom homes and has an array of integrated appliances on offer including oven, hob, grill and dishwasher. To the rear, the living/dining room oozes comfort whilst not compromising on space. A downstairs toilet finishes off the downstairs accommodation.

Upstairs, there are two generous double bedrooms that offer ample natural light, both with additional storage cupboards. In between these rooms, there is a four-piece bathroom which is an absolute rarity in this style of home and was refitted just six years ago.

Externally, there is a well maintained south facing private rear garden that has a patio with the rest laid to lawn and a brick built storage shed and a rear access gate. To the front and rear of the property, there is parking on a first come first served basis for local residents as well as views over a local quiet woodland. The property offers good access to all local amenities as well as being within walking distance to popular primary and secondary schools such as St Crispins, Wokingham town centre and train station.

Listed by

Wokingham

The Lomond Group

Reference: 158561051

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 16/04/2019

Expiry date: 15/04/2029

Current heating cost: £466/year

Potential heating cost: £466/year

Recommendations

Solar water heating (6,000)
Solar photovoltaic panels, 2.5 kWp (8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

Epc

Price history

72% since 2015

Event	Date	Price	% change
Sold	01/09/2025 (9 months ago)	£370,000	+23.3%
Sold	25/07/2019 (6 years ago)	£300,000	+39.5%
Sold	13/04/2015 (11 years ago)	£215,000	—

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
10 CLOVER CLOSE, WOKINGHAM, RG40 5YX	£200,000	30/11/2023	Terraced
Same street 83 PATTEN ASH DRIVE, WOKINGHAM, RG40 1SH	£225,000	13/10/2023	Flat
24 BARRETT CRESCENT, WOKINGHAM, RG40 1UP	£415,000	17/08/2023	Terraced
1 HAWKINS WAY, WOKINGHAM, RG40 1UW	£345,000	31/03/2023	Terraced
Same street 17 PATTEN ASH DRIVE, WOKINGHAM, RG40 1SH	£300,000	15/12/2022	Terraced
8 HAWKINS WAY, WOKINGHAM, RG40 1UW	£400,000	14/10/2022	Terraced
14 BARRETT CRESCENT, WOKINGHAM, RG40 1UP	£366,000	12/08/2022	Terraced
Same street 65 PATTEN ASH DRIVE, WOKINGHAM, RG40 1SH	£402,031	10/08/2022	Terraced
Same street 13 PATTEN ASH DRIVE, WOKINGHAM, RG40 1SH	£350,000	24/02/2022	Terraced
14 CLOVER CLOSE, WOKINGHAM, RG40 5YX	£300,000	07/02/2022	Terraced
Same street 13A PATTEN ASH DRIVE, WOKINGHAM, RG40 1SH	£275,000	24/01/2022	Terraced
11 CLOVER CLOSE, WOKINGHAM, RG40 5YX	£377,500	01/10/2021	Terraced
Same street 5 PATTEN ASH DRIVE, WOKINGHAM, RG40 1SH	£306,000	24/06/2021	Terraced

Street average: £309,672 (6 sales)

Area average: £343,357 (7 sales)

Capital growth trend

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

5y growth 19.4%

10y growth 18.1%

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

1y (index) -1.3%

5y (index) 16.6%

10y (index) 23.4%

Rental Range

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

Low £1,333/mo

Realistic £1,481/mo

Optimistic £1,629/mo

Based on Local Authority from postcode lookup → Wokingham.

LHA (30th percentile) floor for Northampton: £748/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View RG40 1SH

Nearby

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

Type	Name	Distance
Bus stop	Unknown	0.1 miles
Bus stop	Barrett Crescent	0.1 miles
Shop	Co-op Food	0.3 miles
Shop	Atlantis	0.3 miles
Train station	Wokingham	1.0 miles
Hospital	Wokingham Hospital	1.2 miles
Train station	Winnersh	2.7 miles
Hospital	Broadmoor Hospital	3.7 miles
University	University of Reading - Whiteknights Campus	5.7 miles
University	Dreadnought, University of Reading	6.2 miles

Street-level crime

Category	Count
Violence and sexual offences	40
Shoplifting	7
Anti-social behaviour	6
Criminal damage and arson	5
Vehicle crime	5
Public order	4
Other theft	3
Bicycle theft	2
Burglary	2
Possession of weapons	2
Robbery	2
Drugs	1
Theft from the person	1
Total incidents	80

Within 1 mile during Apr 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
All Saints Church of England Primary School	Primary	0.2 miles	Good — 11 Dec 2023
Keep Hatch Primary School	Primary	0.2 miles	Good — 7 Nov 2018
Foundry College	Other	0.3 miles	Good — 8 Mar 2013
St Crispin's School	Secondary	0.3 miles	Good — 6 Sep 2013
Westende Junior School	Primary	0.3 miles	Good — 24 Feb 2012

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
2 Bed Flat, William Heelas Way, RG40	£1,650/mo	2	0.65 miles	OpenRent

Average rent: £1,650/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.44%

Max investor price (0.8%) £206,250

Target investor price (1%) £165,000

Gross yield 5.3%

Cost-to-rent ratio 18.9×

Monthly cashflow £-17/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.2%

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).