10 Box Place, Wokingham, RG41 1DP

UPRN:10095733595-Beds -Built 2021

Tenure: -Council Tax: Band DEPC: B (84)

Data freshness:Planning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

-- - --

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

10 Box Place earns an INVESTIGATE rating with HP Score 72/100. Crime intensity is low. Walkability is limited (31/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

No data

Crime Score

23/ 100

Moderate

Walkability

31/ 100

Mixed

Transit & Bike

Transit 16Bike 47

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 edge0/15
claims [sold-comps -0.4%, £/sqft -0.5%] → measured edge +0.00pp 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): 12 comps, dispersion 3%· as of 11 Nov 2026
Risk & liquidity9/15
283 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): 12 comps, dispersion 3%Valuation edge · as of 11 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
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. Fill the rental economics gap before relying on the score.
no rent estimate available
2. Fill the stress margin gap before relying on the score.
no rent to stress
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-

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth-1.9%

5y Growth+1.8%

10y Growth+1.7%

Last Sold Price£420,000 (2022-06-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RG41 1DP

Approval Rate

-12mo

Development

low

262490
Householder application for the proposed single-storey front extension including the addition of 2no. rooflights.
Pending
262469
Application for works to protected trees â TPO 1144/2006: Proposed clearance pruning to groups G2 and G3 and trees T11 and T12, and branch reduction to T09 adjacent to the building.
Pending
262417
Application for works to Protected Trees â TPO 306/1996, G1: T1 Oak â crown reduction to a finished height of 14.5m and overall crown spread of 9.5m, together with removal of major deadwood.
Pending

View Planning Timeline

Ownership

Corporate Ownership57%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change2022-06-21
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 Density3,302 /km²

Owner Occupied74%

Age Distribution

0-15 25%16-64 60%65+ 15%

View Area Profile

Schools Nearby

St Cecilia's CofE Primary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
The Emmbrook School
0.3 mi
Good
The Holt School
0.3 mi
Outstanding
Emmbrook Junior School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

17 Box Place
-
£480k
-
3 Box Place
-
£605k
-
52 Box Place
-
£560k
-
42 Box Place
-
£555k
-

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