Forest Cottage is a detached house in Billingbear, Wokingham, Wokingham (RG40 5RR). It has a recorded floor area of 214 m² (around 2303 sq ft) and construction records dating it to 1991-1995. The latest certificate (October 2025) shows an E (score 49), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 70), a 2-band jump. Main heating runs on oil.
At 214 m² the property is well over the postcode median (146 m² across 4 EPCs), placing it in the larger end of the local stock. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include a loft conversion, meaningful when judging how the property has evolved.
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
Forest Cottage's carbon output runs well above what efficient homes in the postcode produce.
Proposed erection of building for use as store/tack room/hay shed. (Demolition of existing building used for same purposes)
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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Forest Cottage has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£1,225,000
Modelled from EPC, postcode comparables.
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
Forest Cottage outperforms the street on habitable rooms by a wide margin.
EPC Rating
49 (E)
Street avg 42 (E)
Floor Area
214 m²
Street avg 188 m²
CO₂ Emissions
10.0 t/year
Reported crime in the wider district is trending notably upward year-on-year.
Crime
6/mo
Rising year-on-year across the wider district.
Nearest stop
1.3 km

Daytime· 07:00 – 23:00
47.1dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Proposed conversion of loft to habitable rooms with front and rear dormer extensions.
Median price across the last 5 sales in RG40 5RR: £650,000 (2021–2010).

Street avg 8.6 t/year
Habitable Rooms
9 rooms
Street avg 7 rooms
Terrace Road North H & R 1 — bus stop.
Closest school
1.5 km
Binfield Church of England Primary School. 7 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
40.2dB