# 2 bedroom semi-detached house for sale (SL2 5SH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 99 KNOLTON WAY, SLOUGH, SLOUGH SL2 5SH |
| Price | £450,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | D |
| Construction age | England and Wales: 1967-1975 |
| Floor area | 84 m² |
| Last sold | £440,000 Dec 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 16/05/2033
- **Current heating cost:** £1,193/year
- **Est. upgrade cost to C:** £15,500

### Recommendations
- B (£500 - £1,500)
- W2 (£4,000 - £6,000)
- 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/2600-0835-0222-1292-3573)

## Description

**SUMMARY**

A fantastic opportunity to purchas this two bedroom semi detached family home located in the popular residential area of wexham. It benefits from a Lounge/diner, conservatory, ground floor shower room, first floor bathroom, large rear garden, useful outbuilding, potential to extend (STPP) & no chain

**DESCRIPTION**

A fantastic opportunity to purchase this two bedroom semi detached family home located in the popular residential area of wexham. Situated within walking distance to local shops, within catchments of local Grammar schools as well as the Iqra & Khalsa schools. It benefits from a large lounge diner, conservatory, ground floor shower room, useful outbuilding and has potential to extend - STPP. This property offers no chain.

**Entrance Hall** 

Store cupboard, under stairs storage, stairs to first floor, doors to:

**Shower Room** 

Front aspect, shower cubicle, wash hand basin, low level WC, radiator, fully tiled

**Lounge/ Diner** 23' 7" max x 9' 6" max ( 7.19m max x 2.90m max )

Front aspect, radiator, leads to conservatory

**Conservatory** 12' 5" x 9' 6" ( 3.78m x 2.90m )

Laminate floor, radiator, doors to rear garden

**Kitchen** 12' 5" x 7' 6" ( 3.78m x 2.29m )

Side aspect, range of wall and base units, single drainer sink unit with cupboard under, integrated four ring electric hob with oven under, cooker hood, plumbing for washing machine, space for fridge/ freezer, space for dishwasher, radiator

**First Floor Landing** 

Side aspect, access to loft, doors to:

**Bedroom One** 12' 5" x 8' 2" ( 3.78m x 2.49m )

Front aspect, built in wardrobe, radiator

**Bedroom Two** 9' 10" max x 8' 10" max ( 3.00m max x 2.69m max )

Rear aspect, built in wardrobe, radiator

**Bathroom** 

Rear aspect, paneled bath, wall mounted shower, wash hand basin, low level WC, radiator

**Outside:-** 

**Front** 

Lawn to lawn with shrubs surrounds, shared driveway with gate to access rear garden

**Rear Garden** 

Patio area, rest laid to lawn, shed, brick shed attached to outbuilding

**Outbuilding** 

Side aspect, radiator, power and lighting

1. MONEY LAUNDERING REGULATIONS - Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.

2: These particulars do not constitute part or all of an offer or contract.

3: The measurements indicated are supplied for guidance only and as such must be considered incorrect.

4: Potential buyers are advised to recheck the measurements before committing to any expense.

5: Connells has not tested any apparatus, equipment, fixtures, fittings or services and it is the buyers interests to check the working condition of any appliances.

6: Connells has not sought to verify the legal title of the property and the buyers must obtain verification from their solicitor.

## Property Photos

- ![Photo](/listings/photos/134961479/499713)
- ![Photo](/listings/photos/134961479/499714)
- ![Photo](/listings/photos/134961479/499716)
- ![Photo](/listings/photos/134961479/499718)
- ![Photo](/listings/photos/134961479/499722)
- ![Photo](/listings/photos/134961479/499726)
- ![Photo](/listings/photos/134961479/499731)
- ![Photo](/listings/photos/134961479/499733)
- ![Photo](/listings/photos/134961479/499736)
- ![Photo](/listings/photos/134961479/499739)
- ![Photo](/listings/photos/134961479/499742)
- ![Photo](/listings/photos/134961479/499744)
- ![Photo](/listings/photos/134961479/499749)
- ![Photo](/listings/photos/134961479/499752)
- ![Photo](/listings/photos/134961479/499755)

## Floorplans

- ![Floorplan 1](/listings/photos/134961479/499757) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/134961479/499760) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 99 KNOLTON WAY, SLOUGH, SL2 5SH | £440,000 | 21/12/2023 | Semi-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 |
|---------|-------|------|------|
| 14 DAWES MOOR CLOSE, SLOUGH, SL2 5RN | £645,000 | 21/12/2022 | Semi-detached |
| 182 THE FRITHE, SLOUGH, SL2 5RW | £485,000 | 29/09/2022 | Semi-detached |
| 2A BERRYFIELD, SLOUGH, SL2 5SE | £585,000 | 22/09/2022 | Semi-detached |
| 133 KNOLTON WAY, SLOUGH, SL2 5SP | £485,000 | 01/09/2022 | Semi-detached |
| 16 QUINBROOKES, SLOUGH, SL2 5RX | £440,000 | 23/08/2022 | Semi-detached |
| 46 DAWES MOOR CLOSE, SLOUGH, SL2 5RN | £467,000 | 27/05/2022 | Semi-detached |
| 133 THE FRITHE, SLOUGH, SL2 5RR | £450,000 | 15/09/2021 | Semi-detached |
| 359 UXBRIDGE ROAD, SLOUGH, SL2 5RG | £387,750 | 10/09/2021 | Semi-detached |
| 1 DAWES MOOR CLOSE, SLOUGH, SL2 5RN | £750,000 | 18/06/2021 | Semi-detached |

**Area average:** £521,639 (9 sales)

## Price vs local average

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

- **Local average:** £727,722 (18 Semi-detached, SL2, 2024–2026)
- **Deviation:** -38.2%

## Rental Range

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

- **Low:** £1,414/mo
- **Realistic:** £1,571/mo
- **Optimistic:** £1,728/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,197/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 Semi-Detached House, Boundary Drive, SL2 | £1,950/mo | 2 | 0.52 miles | OpenRent |
| 2 Bed Flat, St Pauls Avenue, SL2 | £1,500/mo | 2 | 0.82 miles | OpenRent |
| 2 Bed Flat, Troutbeck Close, SL2 | £2,700/mo | 2 | 0.93 miles | OpenRent |

**Average rent: £2,050/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £243,750
- **Target investor price (1%):** £195,000

*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 £1,950/mo).*

- **Gross yield:** 5.2%
- **Cost-to-rent:** 19.2×
- **Monthly cashflow:** £-42/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.4%

*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).*

## Price per Square Metre

- **£/m²:** £5,357/m²

## Capital growth trend

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

- **5y growth:** 57.7%
- **10y growth:** 53.4%

## House Price Index (HM Land Registry)

*Official index for Slough; Semi-detached series; as of March 2026.*

- **1y growth (index):** 0.3%
- **5y growth (index):** 15.4%
- **10y growth (index):** 28%

## 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)