The Annex, Oak View Farm, Forest Road, Wokingham, RG40 5RA

UPRN:10013469107Detached Bungalow2 bedsBuilt 2003-2006

FreeholdCouncil Tax: -EPC: C (76)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

The Annex, Oak View Farm, Forest Road, Wokingham, RG40 5RA

HP Score

/ 100

Mixed

Verdict

5 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

14 of 21 sources

Sale Estimate

£2,214,000

£1.77M - £2.66MLow

Estimate

£2.21M

Range

£1.77M – £2.66M

Rent Estimate (pcm)

£8,950

£8k - £10k

Monthly

£8,950

Yield

5.51%

Verdict

Derived from HomePortfolio scores

The Annex earns an INVESTIGATE rating with HP Score 63/100. Investment score 50/100 reflects below-average fundamentals. Crime intensity is very low. Walkability is limited (13/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsMarket estimates (third-party AVM)Defra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

63/ 100

Mixed

Investment Score

50/ 100

Mixed

Crime Score

15/ 100

Low

Walkability

13/ 100

Low

Transit & Bike

Transit 34Bike 23

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics3.4/40
gross yield 5.5%; range width penalty ×0.83
- valuation_snapshotsrent estimate 8950/mo (range 8100-9750)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,778/mo, -20% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026
Risk & liquidity9.2/15
324 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£1,950,000

At the asking price

Monthly rent£8,950/mo

Evidenced range £8,100-£9,750

Interest rate5.4%

Loan to value75%

Cash required: £734,050
Net cash flow: -£385/mo
Cash on cash: -0.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.36 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsrent estimate 8950/mo (range 8100-9750)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 8950/mo (range 8100-9750)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
3. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£2,214,000

Rent Estimate (pcm)£8,950

Gross Yield5.51%

1y Growth-

3y Growth-1.6%

5y Growth+1.0%

10y Growth+0.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RG40 5RA

Approval Rate

-12mo

Development

low

262147
Householder application for the proposed erection of 2no. pitched roof rear dormers connected with a flat roof and 3no. rooflights to the front roof slope and 1no. rooflight to the side elevation facilitating loft conversion for habitable accommodation.
Approved
261789
Full application for the proposed erection of a dwelling together with associated driveway following demolition of existing dwelling.
Pending
261324
Full application for the proposed demolition of existing structures and buildings, retention and recladding of the existing warehouse, reconfiguration of existing Depot to provide parking, external storage, fuel pump, washdown facilities and hot box, including erection of salt-barn, along with fencing, vehicle barrier, landscaping, access and associated works.
Pending

View Planning Timeline

Ownership

Corporate Ownership55.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,538

Population Density-

Owner Occupied71%

Age Distribution

0-15 18%16-64 60%65+ 22%

View Area Profile

Schools Nearby

St Cecilia's CofE Primary School
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
Emmbrook Junior School
0.9 mi
Report card2026
Ofsted no longer awards a single overall grade.
Emmbrook Infant School
0.9 mi
Inspected as Emmbrook Infant School (URN 109855) on 15 Jan 2019
The Emmbrook School
1.0 mi
Good

2 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Ashridgewood Place Forest Road
-
£1.09M
-
Ashridgewood Cottage Forest Road
-
£296k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN