56 Forest Road, Woodley, Reading, RG5 4BQ

UPRN:10024050685Flat/Maisonette2 bedsBuilt -

LeaseholdCouncil Tax: Band CEPC: B (82)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

56 Forest Road, Woodley, Reading, RG5 4BQ

HP Score

/ 100

Strong

Verdict

3 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

18 of 21 sources

Sale Estimate

-- - --

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

56 Forest Road earns an INVESTIGATE rating with HP Score 75/100. Crime intensity is low. Walkability is limited (36/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageHM Land Registry sales matched to addressDefra 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

No data

Crime Score

16/ 100

Moderate

Walkability

36/ 100

Mixed

Transit & Bike

Transit 6Bike 34

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires rental_economics (no rent estimate available)

What we could establish

Valuation edge2.5/15
claims [sold-comps +4.8%, £/sqft +4.9%] → measured edge +0.50pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; AVM excluded (no market estimate available)
no market estimate available · snapshot 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 6.9%· as of 22 Oct 2026
Risk & liquidity9/15
267 sales/12mo in area
- property_intelligencetransactions_12mo

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

Evidence

Where every number comes from

property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 6.9%Valuation edge · as of 22 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 29 Oct 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
Rental economics could not be scored
no rent estimate available
Stress margin could not be scored
no rent to stress

Plan

Before you offer

1. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. 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-

Rent Estimate (pcm)-

Gross Yield-

1y Growth-43.2%

3y Growth+1.1%

5y Growth+1.9%

10y Growth+2.0%

Last Sold Price£258,000 (2021-07-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RG5 4BQ

Approval Rate

-12mo

Development

low

262510
APPLICATION FOR WORKS TO PROTECTED TREE(S) TPO-0170-1980. T1 (Oak) Reduce crown to 2.5m consent following new growth.
Pending
262122
Application for submission of details to comply with the following condition of planning consent F/2002/5708 (020746) dated 13/03/2002. Condition 2 relates to external materials.
Approved
262116
Application for a certificate of lawfulness for the proposed change to the existing rear extension roof, from a glazed roof to a solid tiled roof.
Pending

View Planning Timeline

Ownership

Corporate Ownership57.8%
Overseas OwnershipNo
Lease Term Remaining114 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2021-07-19
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,538

Population Density3,223 /km²

Owner Occupied77%

Age Distribution

0-15 25%16-64 69%65+ 6%

View Area Profile

Schools Nearby

Woodley CofE Primary School
0.4 mi
Good
Waingels
0.5 mi
Good
Willow Bank Infant School
0.7 mi
Inspected as Willow Bank Infant School (URN 109889) on 6 Jul 2022
Willow Bank Junior School
0.7 mi
Inspected as Willow Bank Junior School (URN 109890) on 22 Mar 2023

4 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

24 Forest Road
-
£305k
-
50 Forest Road
-
£282k
-
47 Forest Road
-
£515k
-
70 Forest Road
-
£280k
-

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