38 Arbor Lane, Winnersh, Wokingham, RG41 5JD

UPRN:10032927280Detached House4 bedsBuilt 2003-2006

FreeholdCouncil Tax: Band GEPC: C (79)

Data freshness:Listing· freshPlanning· 3mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

38 Arbor Lane, Winnersh, Wokingham, RG41 5JD

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£993,000

£943k - £1.04MHigh

Estimate

£993k

Range

£943k – £1.04M

Rent Estimate (pcm)

£4,050

£4k - £4k

Monthly

£4,050

Yield

4.98%

Verdict

Derived from HomePortfolio scores

38 Arbor Lane earns an INVESTIGATE rating with HP Score 73/100. Investment score 52/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (53/100). 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 listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

73/ 100

Mixed

Investment Score

52/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

53/ 100

Moderate

Transit & Bike

Transit 18Bike 55

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - sale already progressing, not an actionable opportunity

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£975,000

At the asking price

Monthly rent£4,050/mo

Evidenced range £3,650-£4,450

Interest rate5.4%

Loan to value75%

Cash required: £335,050
Net cash flow: -£487/mo
Cash on cash: -1.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.23 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£993,000

Rent Estimate (pcm)£4,050

Gross Yield4.98%

1y Growth-26.8%

3y Growth-1.9%

5y Growth+1.8%

10y Growth+1.7%

Last Sold Price£450,000 (2006-07-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

5RG41 5JD

Approval Rate

66.7%12mo

Development

low

262534
Application for advertisement consent for the proposed installation of 1 no. internally illuminated free-standing double-faced totem pole sign, 1 no. vinyl film shopfront panel and image, 1 no. vinyl film entrance sign and 1 no. internally illuminated wall hanging sign.
Pending
262520
Regulation 14(2) notification for works to protected tree(s) TPO 828- 1996 Oak tree to 9 Mermaid Close Oak tree to 11 Mermaid Close
Approved
262484
Application for a certificate of lawfulness for the proposed conversion of the garage to habitable accommodation with associated changes to fenestration.
Pending

View Planning Timeline

Ownership

Corporate Ownership57.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2006-07-21
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

3 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,538

Population Density2,057 /km²

Owner Occupied88%

Age Distribution

0-15 21%16-64 62%65+ 17%

View Area Profile

Schools Nearby

The Forest School
0.3 mi
Report card2025
Ofsted no longer awards a single overall grade.
Winnersh Primary School
0.6 mi
-
Wheatfield Primary School and Nursery
0.8 mi
Good
Oak Tree School
0.9 mi
Report card2026
Ofsted no longer awards a single overall grade.

1 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

30 Arbor Lane
-
£805k
-
Talland, 66 Arbor Lane
-
£1.02M
-
68 Arbor Lane
-
£1.18M
-
28 Arbor Lane
-
£795k
-

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