Willow Farm, School Road, Barkham, Wokingham, RG41 4TN
About Willow Farm
Willow Farm is a detached house in Barkham, Wokingham, Wokingham (RG41 4TN). It has a recorded floor area of 150 m² (around 1615 sq ft), construction records dating it to 1976-1982 and council tax band G. The latest certificate (May 2018) shows a D (score 58), a step below the typical UK home. The rating has held steady at D across 2 certificates since October 2017. Between certificates, roof efficiency went from Average to Good and hot-water efficiency went from Average to Good; while wall efficiency dropped from Good to Average. The recommended improvements would lift it to A (score 95), a 3-band jump.
3 planning records sit against the property, 3 approved, 0 refused. Past consents include partial demolition, meaningful when judging how the property has evolved. At 150 m² it's 24.4% smaller than the typical home in the postcode (199 m² median across 8 EPCs).
Know exactly what you're buying at Willow 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
Willow Farm's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls changed
Hot water efficiency improved
Loft insulation upgraded to recommended levels
Planning history
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
- Jun 2017ConditionsIn report
Application for a certificate of existing lawful development (dwelling within an agricultural site) for the use as dwelling by person not employed locally in agriculture (as prescribed by Condition 2 of original planning consent Ref No: 00153 dated 25/04/1974).
Retrospective- Documents
- 9 docs on file
- Reference
- 171304
- Aug 2011FullIn report
Proposed construction of manege.
- Documents
- 7 docs on file
- Reference
- 110301
We flagged 1 thing worth checking at Willow 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
30-day money-back guarantee
Sales history & valuation
Willow Farm has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£861,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
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.
Median price across the last 5 sales in RG41 4TN: £780,000 (2022–2011).
Nearby sales in RG41 4TN
Handpost Farm, School Road, Barkham, Wokingham, RG41 4TN
Sold Mar 2022
£1,825,000Hill 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
£550,000
Everything we know about Willow 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
Versus other School Road homes
On habitable rooms, Willow Farm runs well behind the street norm.
EPC Rating
58 (D)
Street avg 65 (D)
Floor Area
150 m²
Street avg 184 m²
CO₂ Emissions
7.0 t/year
Street avg 6.9 t/year
Habitable Rooms
5 rooms
Street avg 8 rooms
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