70 Grovelands Park, Winnersh, Wokingham, RG41 5LE

UPRN:14037471Detached Property2 bedsBuilt -

Tenure: -Council Tax: Band AEPC: -

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

70 Grovelands Park, Winnersh, Wokingham, RG41 5LE

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

14 of 21 sources

Sale Estimate

£119,000

£95k - £143kLow

Estimate

£119k

Range

£95k – £143k

Rent Estimate (pcm)

£500

£450 - £550

Monthly

£500

Yield

5.22%

Verdict

Derived from HomePortfolio scores

70 Grovelands Park earns an INVESTIGATE rating with HP Score 67/100. Investment score 44/100 reflects below-average fundamentals. Crime intensity is very low. Walkability is limited (36/100). 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 SourcesPortal 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.ukPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

67/ 100

Mixed

Investment Score

44/ 100

Mixed

Crime Score

10/ 100

Low

Walkability

36/ 100

Mixed

Transit & Bike

Transit 7Bike 49

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics1.4/40
gross yield 5.2%; range width penalty ×0.80
- valuation_snapshotsrent estimate 500/mo (range 450-550)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -248/mo, -50% 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
Risk & liquidity9.2/15
283 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£115,000

At the asking price

Monthly rent£500/mo

Evidenced range £450-£550

Interest rate5.4%

Loan to value75%

Cash required: £35,800
Net cash flow: -£42/mo
Cash on cash: -1.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.29 - 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_snapshotsrent estimate 500/mo (range 450-550)Rental economics · as of 10 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 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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 500/mo (range 450-550)

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.
2 price cut(s) recorded on the listing history.
3. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
4. 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£119,000

Rent Estimate (pcm)£500

Gross Yield5.22%

1y Growth-

3y Growth-1.9%

5y Growth+1.8%

10y Growth+1.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0RG41 5LE

Approval Rate

-12mo

Development

low

262484
Application for a certificate of lawfulness for the proposed conversion of the garage to habitable accommodation with associated changes to fenestration.
Pending
262218
Householder application for the proposed two storey side extension, single storey rear extension, removal of front porch and associated changes to fenestration.
Pending
262094
Application for the prior approval of the erection of a single storey rear extension, which would extend beyond the rear wall of the original house by 8.00m, for which the maximum height would be 3.95m and the height of the eaves 2.48m.
Approved

View Planning Timeline

Ownership

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

View Ownership Details

Connectivity

Broadband (Standard)

3 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,538

Population Density-

Owner Occupied88%

Age Distribution

0-15 21%16-64 62%65+ 17%

View Area Profile

Schools Nearby

Winnersh Primary School
0.2 mi
-
Wheatfield Primary School and Nursery
0.3 mi
Good
Oak Tree School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
The Forest School
0.4 mi
Report card2025
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

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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