45, Watmore Lane, RG41 5JS

45 Watmore Lane is a 161 m² / 1,733 sq ft detached home in Winnersh. It sold for £750,000 in July 2021. Indexed forward to today's value, that sale is roughly £788k. Recent local prices imply a broad valuation context of £663k to £861k based on its internal area. The Land Registry and EPC data was last updated 1 November 2026.

Property data
Sale history
£750,000 on Jul 2021
Floor plan

Archived estate agent floor plan for 45, Watmore Lane.

Floorplan 45
View floorplan
Internal area
161 square metres (1,733 square feet) according to latest EPC inspection
Price per internal area

This property sold for £4,658 per square metre (£433 per square foot) in Jul 2021. Indexed forward to today's value, this is roughly £4,892 per square metre (£454 per square foot) .

Date Paid price Paid £/sqm Today's value Today's value £/sqm
Jul 2021 £750,000 £4,658 £787,624 £4,892

Calculated using the latest EPC internal area of 161 m². Earlier sale dates may not have had the same measured area available.

Valuation
The most recent sale price indexed forward to today's value is £787,624. This is one data point to inform the valuation. Another method is the valuation implied by what comparable homes are selling for. Homes in Winnersh are now selling for between £4,120 and £5,350 per square metre (£382 and £497 per square foot). Based on an internal area of 161 m², this implies a valuation between £663,000 and £861,000. Treat this as context only. For a valuation using hand-picked comparable sales, use the Advanced search tool — create a shortlist of similar condition homes, then export a valuation report.
Bedrooms
4
Type
Detached
Council tax band
F
Archived listings
History:
Archived sales listing for 45 Watmore Lane. Advertised on multiple portals. It was added on 21/04/2021. It last appeared Apr 2021.
Photos:

There are 14 archived estate agent listing photos for 45 Watmore Lane.

Photos for 45 Watmore Lane
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Advertiser remarks:
  • 4 bedrooms
  • 2 bathrooms
Planning applications
Planning ref:
May 2002 021151
Type:
Full and householder planning application
Status:
Application approved
Address:
45 Watmore Lane Winnersh Wokingham
Description:
Proposed conversion of garage to granny annexe and single storey side extension to dwelling to form store.
EPC Inspections
Summary:
06 February 2019 - energy performance certificate grade D
Certificate:
View energy certificate on GOV.UK
Reason for EPC:
marketed sale
Tenure:
Owner-occupied
Property type:
Detached House , has 9 habitable rooms. Estimated year built 1930 to 1949
Area:
161 sqm (1,733 square foot) total internal area
Comments:
Walls: Cavity wall, as built, no insulation (assumed). Roof: Pitched, 100 mm loft insulation. Heating: Boiler and radiators, mains gas.
Frequently asked questions

45 Watmore Lane is worth whatever price a willing buyer and seller agree upon. However, the following can provide useful context.

  • HouseMetric estimates the most recent sale price indexed forward to today's value is £787,624.
  • Based on an internal area of 161 m² and recent prices in Winnersh, this implies a lower and upper quartile range from £663,000 to £861,000, using HouseMetric's implied valuation methodology.

According to HM Land Registry price paid data, 45 Watmore Lane last sold for £750,000 in July 2021.

HouseMetric shows 45 Watmore Lane as 161 m² (1,733 sq ft), based on the latest internal area data available for this property. The bedroom count is shown as 4 bedrooms. Bedroom numbers can come from a previous estate agency listing, an EPC record, or an estimate based on the size of the property.

The latest EPC rating shown by HouseMetric is D, from an inspection dated 06 February 2019. EPC information comes from the public Energy Performance Certificate data for England and Wales.

When we last checked, 45 Watmore Lane was in council tax band F. Council Tax bands can change, so check the latest Valuation Office Agency Council Tax list.

45 Watmore Lane is in postcode RG41 5JS, in Winnersh. You can also view HouseMetric's sold-price page for Watmore Lane, RG41 5JS or analysis of the Winnersh property market.

HouseMetric combines HM Land Registry price paid data, Energy Performance Certificate data and Ordnance Survey/open data. The data were last updated 1 November 2026. Figures such as indexed values and local valuation ranges are calculated estimates for context, while official records can change as public datasets are updated.

For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.