31 Rectory Road is a five-bedroom detached house in Wokingham (RG40 1DP). It has a recorded floor area of 248 m² (around 2669 sq ft), construction records dating it to 1967-1975 and council tax band G. The latest certificate (September 2020) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 72).
Sale prices here have outpaced Wokingham HPI: 6.6% per year against 0% for the wider region. Today's modelled estimate of £1,503,000 is 15.6% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£487/sq ft) was about 84.6% above the typical sold price in the postcode. At 248 m² the property is well over the postcode median (66 m² across 27 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 70% of similar EPCs). 5 planning records sit against the property, 3 approved, 2 refused. Past consents include an extension, meaningful when judging how the property has evolved. Sold March 2021 for £1,300,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Launch offer · save £5
31 Rectory Road's carbon output runs well above what efficient homes in the postcode produce.
31 Rectory Road has been extended on multiple sides of the property across separate planning applications.
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
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Latest sale on 31 Rectory Road was the highest on Land Registry record across the postcode.
£1,503,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.6% per year over 24 years.
£1,300,000
Growth on file: 6.6% per year over 24 years.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
Price per m² for 31 Rectory Road runs comfortably ahead of the street norm.
Price per m²
£5,242
Street avg £3,527
Floor Area
248 m²
Street avg 242 m²
Habitable Rooms
10 rooms
Rail-style transport is unusually close for this postcode.
Crime
6/mo
Rising year-on-year across the wider district.
Nearest stop
0.1 km
Harding Place — bus stop.

Daytime· 07:00 – 23:00
53.4dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Extension: Single storey · Rear of property
Householder application for the proposed erection of a single storey rear extension.
Proposed construction of detached double garage in front garden of property
25 March 2021Most recent
£1,300,000
+162.6%over 18 years17 May 2002
£495,000
+76.8%over 5 years4 April 1997
£280,000
Median price across the last 5 sales in RG40 1DP: £332,000 (2025–2021).

Street avg 9 rooms
CO₂ Emissions
8.8 t/year
Street avg 8.5 t/year
RG40 1ET
Closest school
0.5 km
Wescott Infant School. 19 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Night-time· 23:00 – 07:00
45.0dB