35 Rectory Road is a five-bedroom semi-detached house in Wokingham (RG40 1DP). It has a recorded floor area of 238 m² (around 2562 sq ft), construction records dating it to 1900-1929 and council tax band F. The latest certificate (July 2020) shows a C (score 69), just inside the C band. The rating has held steady at C across 2 certificates since October 2014. Between certificates, roof efficiency went from Very Poor to Good and hot-water efficiency went from Good to Very Good. Period features are noted in the property record.
Sale prices here have outpaced Wokingham HPI: 5.2% per year against 0% for the wider region. On a £-per-square-foot basis, the last sale (£375/sq ft) was about 42.9% above the typical sold price in the postcode. At 238 m² the property is well over the postcode median (66 m² across 27 EPCs), placing it in the larger end of the local stock. 3 planning records sit against the property, 2 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. Sold October 2023 for £960,000.
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
35 Rectory Road has 2 separate extension applications on the council record.
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35 Rectory Road valuation sits well clear of the typical sold price in this postcode.
£947,000
Modelled from EPC, postcode comparables and a sale-price growth of 5.2% per year over 13 years.
£960,000
Growth on file: 5.2% per year over 13 years.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
On years held, 35 Rectory Road runs well behind the street norm.
Price per m²
£4,034
Street avg £3,699
Floor Area
238 m²
Street avg 244 m²
Habitable Rooms
8 rooms
Street avg 9 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
Changes detected from historical EPC data
Hot water system upgraded
Loft insulation installed or upgraded to 250mm+
Solar water heating added
Extension: Single storey · Side of property
Proposed erection of first floor side extension to dwelling with dormer windows.
Extension: Single storey · Side of property
Proposed erection of single storey side extension to dwelling
20 October 2023Most recent
£960,000
-7.7%over 2 years26 March 2021
£1,040,000
+108.0%over 10 years26 October 2010
£499,999
Median price across the last 5 sales in RG40 1DP: £332,000 (2025–2021).

CO₂ Emissions
4.4 t/year
Street avg 9.0 t/year
RG40 1DZ
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