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5 Merton Ford, Pages Croft, Wokingham, RG40 2HQ

UPRN:14049361Converted Flat2 bedsBuilt before 1900
LeaseholdCouncil Tax: Band DEPC: G (7)
Data freshness:Price Paid· freshPrice Paid: fresh, refreshed 4d ago (2026-11-01T11:09:26.656593+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:44:51.230417+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T08:24:30.427161+00:00)Amenities· 1mo agoAmenities: ageing, refreshed 1mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
5 Merton Ford, Pages Croft, Wokingham, RG40 2HQ

HP Score

Mixed
Verdict
4 days ago
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Mixed signals - investigate

Evidence
19 of 21 sources
Sale Estimate
£433,000
£411k - £455kHigh
Estimate
£433k
Range
£411k – £455k
Rent Estimate (pcm)
£2,100
£2k - £2k
Monthly
£2,100
Yield
5.82%

Verdict

Derived from HomePortfolio scores

5 Merton Ford earns an INVESTIGATE rating with HP Score 74/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (60/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
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HP Score
74/ 100
Mixed
Investment Score
51/ 100
Moderate
Crime Score
12/ 100
Low
Walkability
60/ 100
Moderate
Transit & Bike
Transit 8Bike 44
Walk Score, out of 100

Valuation & Market

Sale Estimate£433,000
Rent Estimate (pcm)£2,100
Gross Yield5.82%
1y Growth-
3y Growth-1.6%
5y Growth+1.0%
10y Growth+0.8%
Last Sold Price£405,000 (2023-01-04)
View Market Details

Risk Overview

  • Flood RiskUnknown
  • SubsidenceModerate
  • RadonLow
  • MiningUnknown
  • LandslideLow
  • Air QualityLow
  • NoiseLow
View Full Risk Report

Planning Activity

Recent Apps
0RG40 2HQ
Approval Rate
-12mo
Development
low
  • 262532
    SECTION 211 NOTIFICATION FOR WORKS IN A CONSERVATION AREA T1, Birch – Fell to ground level.
    Pending
  • 262483
    SECTION 211 NOTIFICATION FOR WORKS IN A CONSERVATION AREA T1, Pyrus calleryana 'Chanticleer' - Crown lift over footway for 2.4m, crown lift over highway for 5.2m, remove deadwood and basal growth.
    Pending
  • 262444
    Application for works to Protected Trees – TPO 183/1980: T23 Horse Chestnut – reduce the crown back to previous pruning points to achieve an approximate finished height of 25m and overall crown spread of 5.6m; remove epicormic and basal growth from the trunk up to 2.5m above ground level; and crown lift to provide 2.5m clearance above ground level.
    Pending
View Planning Timeline

Ownership

  • Corporate Ownership55.9%
  • Overseas OwnershipNo
  • Lease Term Remaining999+ yrs
  • CovenantsRestrictive
  • Lease TypeLeasehold
  • Last Ownership Change2023-01-04
  • SourceLand Registry
View Ownership Details

Connectivity

Broadband (Standard)
15 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
View Connectivity Map

Area Profile

Median EarningsLocal authority£43,538
Population Density2,842 /km²
Owner Occupied84%
Age Distribution
0-15 20%16-64 56%65+ 24%
View Area Profile

Schools Nearby

  • St Teresa's Catholic Academy
    0.1 mi
    Good
  • Westende Junior School
    0.2 mi
    Area grades2025

    Inspected after Ofsted withdrew the single overall grade.

  • Wescott Infant School
    0.2 mi
    Good
  • St Crispin's School
    0.2 mi
    Report card2026

    Ofsted no longer awards a single overall grade.

1 of 7 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All
  • 2 Merton Ford
    -
    £933k
    -
  • 6 Merton Ford
    -
    £485k
    -
  • 5 Merton Ford
    -
    £405k
    -
  • 2 Merton Ford
    -
    £942k
    -