4 Cherry Tree Grove, Wokingham, RG41 4UZ

UPRN:14007257-Beds -Built 1983-1990

Tenure: -Council Tax: Band FEPC: D (64)

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

4 Cherry Tree Grove, Wokingham, RG41 4UZ

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£622,000

£591k - £654kHigh

Estimate

£622k

Range

£591k – £654k

Rent Estimate (pcm)

£2,550

£2k - £3k

Monthly

£2,550

Yield

5.37%

Verdict

Derived from HomePortfolio scores

4 Cherry Tree Grove earns an INVESTIGATE rating with HP Score 64/100. Investment score 43/100 reflects below-average fundamentals. Crime intensity is very low. Walkability is limited (25/100). 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 coverageMarket 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

64/ 100

Mixed

Investment Score

43/ 100

Mixed

Crime Score

8/ 100

Low

Walkability

25/ 100

Low

Transit & Bike

Transit 6Bike 23

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 31 Oct 2026

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

Valuation edge0/15
claims [AVM +8.4% (HIGH)] → 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
Market estimate used (HIGH confidence) · snapshot 10 Oct 2026
- valuation_snapshotsestimate for 14007257· as of 10 Oct 2026
Rental economics2.4/40
gross yield 5.4%; range width penalty ×0.81
- valuation_snapshotsrent estimate 2550/mo (range 2300-2800)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -660/mo, -26% 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 31 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 100 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 31 Oct 2026
Risk & liquidity14.6/15
283 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

£427,500£655,500

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£569,995

At the asking price

Monthly rent£2,550/mo

Evidenced range £2,300-£2,800

Interest rate5.4%

Loan to value75%

Cash required: £190,799
Net cash flow: -£158/mo
Cash on cash: -1.0%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.33 - 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 14007257Valuation edge · as of 10 Oct 2026
valuation_snapshotsrent estimate 2550/mo (range 2300-2800)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 31 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 31 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 2550/mo (range 2300-2800)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 100 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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. 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.
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£622,000

Rent Estimate (pcm)£2,550

Gross Yield5.37%

1y Growth-16.4%

3y Growth-1.9%

5y Growth+1.8%

10y Growth+1.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RG41 4UZ

Approval Rate

-12mo

Development

low

262121
Householder application for the proposed erection of a first floor rear extension.
Pending
261985
Householder application for the proposed erection of a single-storey detached annexe and demolition of the existing outbuildings.
Approved
261897
Full application for the demolition of 1no. existing dwellinghouse and erection of new replacement dwellinghouse, with associated parking.
Pending

View Planning Timeline

Ownership

Corporate Ownership57.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,538

Population Density566 /km²

Owner Occupied89%

Age Distribution

0-15 20%16-64 64%65+ 16%

View Area Profile

Schools Nearby

Reddam House Berkshire
1.0 mi
Inspected by ISI
Waverley Preparatory School & Day Nursery
1.0 mi
Inspected by ISI
The Hawthorns Primary School
1.1 mi
Inspected as The Hawthorns Primary School (URN 109921) on 29 Jun 2022
Windmill Primary School and Nursery
1.2 mi
-

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

View All Schools

Comparables

View All

15 Cherry Tree Grove
-
£595k
-
19 Cherry Tree Grove
-
£610k
-
6 Cherry Tree Grove
-
£730k
-
25 Cherry Tree Grove
-
£620k
-

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