53 King Street Lane, Winnersh, Wokingham, RG41 5BA

UPRN:14032522End Terrace House3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band EEPC: D (66)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

53 King Street Lane, Winnersh, Wokingham, RG41 5BA

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

£627,000

£595k - £658kHigh

Estimate

£627k

Range

£595k – £658k

Rent Estimate (pcm)

£3,050

£3k - £3k

Monthly

£3,050

Yield

5.81%

Verdict

Derived from HomePortfolio scores

53 King Street Lane earns an INVESTIGATE rating with HP Score 71/100. Investment score 50/100 reflects below-average fundamentals. Crime intensity is low. Walkability is limited (57/100). 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

71/ 100

Mixed

Investment Score

50/ 100

Mixed

Crime Score

18/ 100

Moderate

Walkability

57/ 100

Moderate

Transit & Bike

Transit 12Bike 52

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 -0.5% (HIGH), sold-comps -23.3%, £/sqft -23.2%] → 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 14032522· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.8%· as of 21 Oct 2026
Rental economics5.9/40
gross yield 5.8%; range width penalty ×0.90
- valuation_snapshotsrent estimate 3050/mo (range 2800-3250)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -546/mo, -18% 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: 1 price cut(s), 163 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

£472,500£724,500

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£630,000

At the asking price

Monthly rent£3,050/mo

Evidenced range £2,800-£3,250

Interest rate5.4%

Loan to value75%

Cash required: £211,800
Net cash flow: -£15/mo
Cash on cash: -0.1%
Score at this price: 20

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.43 - 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 14032522Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.8%Valuation edge · as of 21 Oct 2026
valuation_snapshotsrent estimate 3050/mo (range 2800-3250)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

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 3050/mo (range 2800-3250)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 163 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. 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. 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£627,000

Rent Estimate (pcm)£3,050

Gross Yield5.81%

1y Growth-0.6%

3y Growth-1.9%

5y Growth+1.8%

10y Growth+1.7%

Last Sold Price£650,000 (2024-03-22)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0RG41 5BA

Approval Rate

-12mo

Development

low

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
262431
Application for a certificate of lawfulness for the proposed addition of 2no. roof dormers facilitating loft conversion for habitable accommodation.
Pending

View Planning Timeline

Ownership

Corporate Ownership57.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2024-03-22
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

2 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,538

Population Density1,648 /km²

Owner Occupied72%

Age Distribution

0-15 24%16-64 65%65+ 11%

View Area Profile

Schools Nearby

Bearwood Primary School
0.2 mi
Good
The Forest School
0.6 mi
Report card2025
Ofsted no longer awards a single overall grade.
Reddam House Berkshire
0.6 mi
Inspected by ISI
Oak Tree School
0.7 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

55 King Street Lane
-
£630k
-
57 King Street Lane
-
£360k
-
47A King Street Lane
-
£455k
-
Holly House, 73 King Street Lane
-
£625k
-

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