Handpost Farm, School Road, Barkham, Wokingham, RG41 4TN
About Handpost Farm
Handpost Farm is a detached house in Barkham, Wokingham, Wokingham (RG41 4TN). It has a recorded floor area of 205 m² (around 2207 sq ft), construction records dating it to 1900-1929 and council tax band F. The latest certificate (April 2021) shows an E (score 50), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 75), a 2-band jump.
Today's modelled estimate of £990,000 is 45.8% below the 2022 sale of £1,825,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. On a £-per-square-foot basis, the last sale (£827/sq ft) was about 211.4% above the typical sold price in the postcode. It lags the bulk of the postcode on energy efficiency (less efficient than 88% of similar EPCs). 5 planning records sit against the property, 3 approved, 2 refused. Most recent transfer: March 2022 at £1,825,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at Handpost Farm
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
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
Handpost Farm's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Planning history
A partial demolition application was refused at Handpost Farm in 2022.
- May 2022DemolitionFullIn report
Full application for the proposed erection of a replacement dwelling and incorporation of the existing Handpost Cottage Annex into Handpost Farm (house). Demolition of menage building.
- Documents
- 80 docs on file
- Reference
- 220684
- Dec 2021AmendmentIn report
Application for a certificate of existing lawful development for the use of an existing annexe as an independent residential dwelling.
Retrospective- Documents
- 16 docs on file
- Reference
- 213690
We flagged 2 things worth checking at Handpost Farm
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.
- Larger development activity nearby
- A planning decision worth checking
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Sales history & valuation
Latest sale on Handpost Farm was the highest on Land Registry record across the postcode.
£990,000
Modelled from EPC, postcode comparables.
£1,825,000
Recorded with HM Land Registry.
Sales timeline
10 March 2022Most recent
£1,825,000
Median price across the last 5 sales in RG41 4TN: £550,000 (2015–2010).
Nearby sales in RG41 4TN
Hill View House, School Road, Barkham, Wokingham, RG41 4TN
Sold Oct 2015
£870,000Harvest Cottage, School Road, Barkham, Wokingham, RG41 4TN
Sold Jul 2015
£355,000Sherwood, School Road, Barkham, Wokingham, RG41 4TN
Sold Oct 2014
£780,000Inglewood, School Road, Barkham, Wokingham, RG41 4TN
Sold Jul 2011
£550,000Pickwick, School Road, Barkham, Wokingham, RG41 4TN
Sold Jun 2010
£500,000
Everything we know about Handpost Farm, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
- A planning decision worth checking
Versus other School Road homes
Price per m² for Handpost Farm runs comfortably ahead of the street norm.
Price per m²
£8,902
Street avg £3,324
Floor Area
205 m²
Street avg 177 m²
Habitable Rooms
8 rooms
Street avg 8 rooms
CO₂ Emissions
11.0 t/year
Street avg 6.4 t/year
Similar properties nearby
The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
5/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
School Road East — bus stop.
Closest school
0.8 km
The Coombes Church of England Primary School. 5 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
43.8dB
Night-time· 23:00 – 07:00
37.4dB