The Barn House, Waterloo Road, Wokingham, RG40 3BY

UPRN:14055198Detached House9 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band HEPC: D (64)

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

The Barn House, Waterloo Road, Wokingham, RG40 3BY

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

£3,101,000

£2.48M - £3.72MLow

Estimate

£3.10M

Range

£2.48M – £3.72M

Rent Estimate (pcm)

£12,550

£11k - £14k

Monthly

£12,550

Yield

Verdict

Derived from HomePortfolio scores

The Barn House earns an INVESTIGATE rating with HP Score 62/100. Investment score 50/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (10/100). 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)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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

62/ 100

Mixed

Investment Score

50/ 100

Moderate

Crime Score

15/ 100

Moderate

Walkability

10/ 100

Low

Transit & Bike

Transit 40Bike 42

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

7 live new-build plots advertised against one placeholder UPRN (£250,000-£685,000) - several homes collapsed onto one address, so the UPRN's valuation describes none of them

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£278,500

At the asking price

Monthly rent£12,550/mo

Evidenced range £11,400-£13,650

Interest rate5.4%

Loan to value75%

Cash required: £88,775
Net cash flow: £7,749/mo
Cash on cash: 104.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 13.35 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£3,101,000

Rent Estimate (pcm)£12,550

Gross Yield-

1y Growth-

3y Growth-1.6%

5y Growth+1.0%

10y Growth+0.8%

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

0RG40 3BY

Approval Rate

-12mo

Development

low

262000
Application for works to a protected Ash tree under TPO-1336-2010: remove three overhanging branches, comprising two branches extending over the rear garden of 52 Priest Avenue and one branch extending over the garden and greenhouse of 50 Priest Avenue, cutting the branches back to their points of origin.
Approved
261718
Householder application for the proposed erection of single storey outbuilding.
Approved
261365
Application for submission of details to comply with the following condition of planning consent 191068 dated 19/7/2024. Condition 44 relates to Contamination.
Approved

View Planning Timeline