2 Orchard Place is a six-bedroom detached house in Wokingham (RG40 1DW). It has a recorded floor area of 243 m² (around 2616 sq ft), construction records dating it to 1976-1982 and council tax band G. There is a swimming pool on the plot, uncommon for the area. The latest certificate (May 2020) shows a C (score 69), just inside the C band.
At 243 m² the property is well over the postcode median (163 m² across 3 EPCs), placing it in the larger end of the local stock. 6 bedrooms is on the larger side for this postcode, where 4 is the typical count. 3 planning records sit against the property, 0 approved, 1 refused. Today's modelled estimate of £1,311,000 is 19.2% above the 2020 sale price. Most recent transfer: November 2020 at £1,100,000.
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
2 Orchard Place's carbon output runs well above what efficient homes in the postcode produce.
Application for a certificate of lawfulness for the proposed extension to existing chimney, the insertion of 2no. roof lights to the rear of the property, plus changes to fenestration.
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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The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
£1,311,000
Modelled from EPC, postcode comparables.
£1,100,000
Recorded with HM Land Registry.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
Floor Area for 2 Orchard Place runs comfortably ahead of the street norm.
EPC Rating
69 (C)
Street avg 65 (D)
Floor Area
243 m²
Street avg 160 m²
CO₂ Emissions
7.8 t/year
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
Rectory Road — bus stop.

Daytime· 07:00 – 23:00
53.8dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
TREE WORKS APPLICATION: TPO NUMBER 454/1989 Crown reduction to secondary stem by 30% (1.5-2m) and crown lift to canopy break at 6-8 metres by removal of epicormic growth.
10 November 2020Most recent
£1,100,000
Median price across the last 2 sales in RG40 1DW: £950,000 (2024–2024).

Street avg 6.1 t/year
Habitable Rooms
11 rooms
Street avg 8 rooms
RG40 1ET
Closest school
0.6 km
The Holt 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
45.3dB