51 William Heelas Way, Wokingham, RG40 1GL

UPRN:10032936671Flat/Maisonette2 bedsBuilt 2012-2021

LeaseholdCouncil Tax: Band CEPC: B (81)

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

51 William Heelas Way, Wokingham, RG40 1GL

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£279,000

£265k - £292kHigh

Estimate

£279k

Range

£265k – £292k

Rent Estimate (pcm)

£1,300

£1k - £1k

Monthly

£1,300

Yield

6.24%

Verdict

Derived from HomePortfolio scores

51 William Heelas Way earns an INVESTIGATE rating with HP Score 65/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (23/100). 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 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

65/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

20/ 100

Moderate

Walkability

23/ 100

Low

Transit & Bike

Transit 11Bike 43

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 4 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +10.4% (HIGH), sold-comps +4.9%, £/sqft +4.8%] → 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
Market estimate used (HIGH confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 10032936671· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 8%· as of 26 Oct 2026
Rental economics8.9/40
gross yield 6.2%; range width penalty ×0.89
- valuation_snapshotsrent estimate 1300/mo (range 1200-1400)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -229/mo, -18% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 118 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 4 Nov 2026
Risk & liquidity14.7/15
324 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£187,500£287,500

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£250,000

At the asking price

Monthly rent£1,300/mo

Evidenced range £1,200-£1,400

Interest rate5.4%

Loan to value75%

Cash required: £78,800
Net cash flow: £56/mo
Cash on cash: 0.9%
Score at this price: 26

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.54 - 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_snapshotsestimate for 10032936671Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 8%Valuation edge · as of 26 Oct 2026
valuation_snapshotsrent estimate 1300/mo (range 1200-1400)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026

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 needs verification before you rely on it
rent estimate 1300/mo (range 1200-1400)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£279,000

Rent Estimate (pcm)£1,300

Gross Yield6.24%

1y Growth-20.8%

3y Growth-1.6%

5y Growth+1.0%

10y Growth+0.8%

Last Sold Price£252,000 (2022-04-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RG40 1GL

Approval Rate

-12mo

Development

low

262550
Householder application for the proposed erection of a part single part two storey front extension to include porch. Two storey side extension, First floor rear extension to include a pitched roof and rooflights.
Pending
262414
Application for works to Protected Trees â Woodland TPO 618/1993, W1: Sectionally fell one multi-stemmed Sycamore (tree ID 008777), retaining stumps approximately 1m above ground level and retaining all timber on site.
Pending
262373
Householder application for the proposed erection of front first- floor extension, single storey rear extension, garage conversion with roof change from flat to pitched, front porch extension, changes to fenestration including rooflights, 1no. air source heat pump (ASHP), installation of solar panels and the removal of 1no. chimney.
Pending

View Planning Timeline

Ownership

Corporate Ownership55.9%
Overseas OwnershipNo
Lease Term Remaining114 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2022-04-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

10 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,538

Population Density2,563 /km²

Owner Occupied68%

Age Distribution

0-15 28%16-64 66%65+ 6%

View Area Profile

Schools Nearby

Floreat Montague Park Primary School and Nursery
0.2 mi
Good
Odyssey House School
0.5 mi
Inspected by ISI
St Crispin's School
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
Westende Junior School
0.6 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

1 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

64 William Heelas Way
-
£490k
-
57 William Heelas Way
-
£260k
-
46 William Heelas Way
-
£325k
-
53 William Heelas Way
-
£255k
-

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