Oak Tree House, Roundabout Lane, Winnersh, Wokingham, RG41 5AE

UPRN:14007978Detached House5 bedsBuilt 1983-1990

FreeholdCouncil Tax: -EPC: C (69)

Data freshness:Listing· freshPrice Paid· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Oak Tree House, Roundabout Lane, Winnersh, Wokingham, RG41 5AE

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

£1,731,000

£1.64M - £1.82MHigh

Estimate

£1.73M

Range

£1.64M – £1.82M

Rent Estimate (pcm)

£7,100

£6k - £8k

Monthly

£7,100

Yield

4.87%

Verdict

Derived from HomePortfolio scores

Oak Tree House earns an INVESTIGATE rating with HP Score 64/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (39/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

64/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

34/ 100

Moderate

Walkability

39/ 100

Mixed

Transit & Bike

Transit 8Bike 49

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 Nov 2026

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

Valuation edge0/15
claims [AVM -1.1% (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 13 Oct 2026
- valuation_snapshotsestimate for 14007978· as of 13 Oct 2026
Rental economics0/40
gross yield 4.9%; range width penalty ×0.82
- valuation_snapshotsrent estimate 7100/mo (range 6400-7750)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,294/mo, -32% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 190 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 & liquidity14.6/15
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

£1,312,500£1,969,000

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£1,750,000

At the asking price

Monthly rent£7,100/mo

Evidenced range £6,400-£7,750

Interest rate5.4%

Loan to value75%

Cash required: £650,050
Net cash flow: -£991/mo
Cash on cash: -1.8%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.20 - below 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 14007978Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 7100/mo (range 6400-7750)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
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 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 7100/mo (range 6400-7750)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 190 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. 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£1,731,000

Rent Estimate (pcm)£7,100

Gross Yield4.87%

1y Growth-

3y Growth-1.9%

5y Growth+1.8%

10y Growth+1.7%

Last Sold Price£700,000 (2000-11-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1RG41 5AE

Approval Rate

-12mo

Development

low

262552
APPLICATION FOR WORKS TO PROTECTED TREE(S) TPO-0020-1973 T1, Quercus robur (W1 on TPO) - Remove damaged limbs. Remove two damaged/dead limbs. Remove two sections of deadwood to eliminate identified hazards.
Pending
262501
Householder application for the proposed erection of a single storey rear extension to facilitate garage conversion into habitable accommodation along with associated changes to fenestration.
Pending
262508
Householder application for the proposed erection of a single storey front and part single part two storey side extension, plus a single storey rear extension, following demolition of the existing single storey front, side and rear extensions.
Pending

View Planning Timeline

Ownership

Corporate Ownership57.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2000-11-29
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

11 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,538

Population Density1,064 /km²

Owner Occupied83%

Age Distribution

0-15 20%16-64 62%65+ 18%

View Area Profile

Schools Nearby

Oak Tree School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Wheatfield Primary School and Nursery
0.4 mi
Good
The Hawthorns Primary School
0.5 mi
Inspected as The Hawthorns Primary School (URN 109921) on 29 Jun 2022
Emmbrook Junior School
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

Rose Cottage Roundabout Lane
-
£870k
-
The Oaks Roundabout Lane
-
£850k
-
Foleys Barn Roundabout Lane
-
£950k
-
The Duchy Roundabout Lane
-
£1.04M
-

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