Plot 55 | Willow Court | Arborfield Heights This thoughtfully designed two-bedroom apartment offers modern, open-plan living perfect for first-time buyers, downsizers, or investors. The spacious kitchen, dining and living area forms the heart of the home, creating a bright and sociable space ideal for relaxing or entertaining. Contemporary fitted units provide ample storage and workspace, while the generous living area benefits from direct access to the balcony, extending the living space outdoors.
The main bedroom is a generous double, creating a comfortable and practical retreat. A further well-proportioned second bedroom offers flexibility for guests, a home office or growing families. Centrally located, the modern family bathroom serves both bedrooms.
Additional storage space in the hallway helps keep everyday essentials neatly tucked away, while the apartment's intelligent layout maximises both space and functionality throughout.
Tenure: Leasehold
Estate management fee: £261.30Estate management company: Premier
Council Tax Band: Tbc - Council Tax Band will be confirmed by the local authority on completion of the propertyEPC rating: TbcWarranty provider: NHBCDocument signing fee: £120First Time Buyer Stamp Duty Land : £500. Estimated amount may apply depending on buyer circumstances. Please check with your solicitor or current government guidance.
Second Time Buyer Stamp Duty Land Tax : £5,500. Estimated amount may apply depending on buyer circumstances. Please check with your solicitor or current government guidance. Investor reservation fee: 1% of purchase price
Private sale reservation fee: £1,000Rooms
First Floor
Kitchen Living Dining (7.53m x 5.35m, 24'8" x 17'6")Bedroom 1 (4.24m x 3.49m, 13'9" x 11'5")Bedroom 2 (3.34m x 3.28m, 10'11" x 10'9")About Arborfield HeightsWe have a range of offers available- At Arborfield Heights, we have a range of offers available on selected homes. From a contribution towards your deposit to help with your Stamp Duty, our experienced sales team are on hand to find the best offer to suit you. Please click the “Find out more” button below to view the terms and conditions applicable to such offers.- Offer available on selected plots and developments only, subject to contract and status. The amount we pay will be agreed prior to reservation with our Sales Executive. The amount we agree to pay in total will be up to 5% of the purchase price of the property you choose to buy, inclusive of any other incentives. The upgrades/options range available to you shall be dependent on the build stage of the property you choose to buy and may be subject to plot specific restrictions. The amount we agree to pay will be a one-off payment and the relevant amount shall be deducted from your completion statement. There is no cash alternative to the value of the Offer. The amount we pay may not be the same value as the deposit required for the property, or the total value of your legal fees, stamp duty, options upgrades (as applicable to the incentive) or any other fee to be paid by you. It is your responsibility to use the money from the offer to pay your deposit, legal fees, stamp duty, options upgrades or any other fee to be paid by you. Offer to be claimed at the point of reservation. Offer is subject to the purchaser confirming a full reservation on the plot being purchased. Offer may require reservation and exchange to have taken place by particular dates, which may vary for different plots. Offer may be withdrawn or altered at any time prior to payment of reservation fee on the relevant plot. Offer cannot be used in conjunction with any other offer. Offer may not be accepted by some lenders or may lead to refusal to provide a mortgage based on your circumstances. Offer is subject to your lender’s criteria and may reduce the equity to mortgage ratio. Your home may be repossessed if you do not keep up repayments on your mortgage. Our usual reservations and sales terms and conditions apply. Please speak to one of our Sales Executives for more details.
An illustration, not advice: stamp duty at the rates in force today (GOV.UK), the monthly payment at the Bank of England's average quoted rate for 2-year fixes at 90% LTV, September 2026, the latest it has published.
Mortgages for this home
With a 10% deposit (£31,000) you would borrow £279,000, a 90% loan to value. 11 lenders publish 27 two-year fixed deals at that loan to value. Here are 5 of the 27, sorted by monthly payment.
A rural setting with the versatility of modern living
Overview
Taylor Wimpey is proud to introduce Arborfield Heights, a brand-new development of a thriving community. Set within Berkshire’s picturesque countryside, Arborfield Heights blends village charm with the vibrancy of nearby city life, offering an ideal setting for a balanced and fulfilling lifestyle.
Location
With Wokingham train station just 4 miles away, central London can be reached in under an hour. The development also benefits from its countryside setting, offering both tranquillity and excellent connectivity.
Community
Arborfield Heights is enriched by open green spaces, play parks, a welcoming community centre, and a modern leisure facility. It’s a place where residents can enjoy everyday life together while feeling part of a thriving and supportive neighbourhood.
Sustainability
This new neighbourhood will offer a wide range of properties – from 1 bedroom apartments to spacious 3,4 & 5 bedroom houses. Each home is thoughtfully designed with modern features to suit everyone, including first-time buyers, growing families, and those looking to downsize.
Opening Hours
Monday 10:00 to 17:00, Tuesday 10:00 to 17:00, Wednesday 10:00 to 17:00, Thursday 10:00 to 17:00, Friday 10:00 to 17:00, Saturday 10:00 to 17:00, Sunday 10:00 to 17:00Disclaimer
Terms and conditions apply. Prices correct at time of publication and are subject to change. Photography and computer generated images are indicative of typical homes by Taylor Wimpey.
£250K£300K£350K£400K£450K£500K£550K
A bigger deposit, a lower rateThe lowest monthly payment lenders publish for a first-time buyer on a two-year fixed, over 30 years
5% deposit, £15,500, at 5.66%£1,702
10% deposit, £31,000, at 5.28%£1,546
15% deposit, £46,500, at 5.10%£1,431
20% deposit, £62,000, at 5.05%£1,339
25% deposit, £77,500, at 5.00%£1,248
Sorted by the figure you choose, and nothing else: not a recommendation. Each payment is a repayment mortgage over 30 years at the rate the lender publishes for this loan to value; after the deal, at the lender's variable rate today, which can change. The cost over the deal is its payments and the lender's stated fees, less any cashback, and the APRC is worked out the way the FCA sets for lenders. NewHomeSearch is not authorised by the FCA, does not give mortgage advice or arrange mortgages, and receives nothing from lenders. A mortgage is secured on your home. Lenders decide who they lend to and may lend less on some new homes, flats in particular: check every figure with the lender.
Walk ScoreCar-dependentWalk Score 25 out of 100: Car-dependent
Transit ScoreMinimal transitTransit Score 16 out of 100: Minimal transit
Bike ScoreSomewhat bikeableBike Score 45 out of 100: Somewhat bikeable
Broadband
Full fibre
Flood risk
Not assessed here
rivers and the sea
Crime
Above the area
94.3 vs 48.6 a year per 1,000
Typical pay in Wokingham
£43,538
median for employees living in Wokingham, ONS 2025: the council's figure, not this neighbourhood's
Schools
The nearest open schools within 2 km, with their current Ofsted outcome.
3 nearest33%67%
Good or better0
Improvement needed1
Serious concerns0
No grade yet2
0.8 miles15 min walkShinfield St Mary's CofE Junior SchoolPrimary · Academy converter, 0.8 miles awayIts predecessor, Shinfield St Mary's CofE Junior School, was confirmed Good on an ungraded visit on 21 Jun 2023Not yet inspected
0.9 miles18 min walk
Everyday places
How many of each are within 1.6 km, and the walk to the nearest.
6 supermarkets and groceriesLockey Farm Shop & Butchers, 0.8 miles17 min
5 places to eatMorleys fried chicken - Acton, 660 m8 min
3 parksHazebrook Meadows, 690 m9 min
People and households
The neighbourhood around it (Wokingham 018B) against Wokingham as a whole.
People
1,934
Households
795
In good or very good health
92% vs 88%
Age profileShare of everyone in each five-year band
This neighbourhoodWokingham
15%10%5%0%
Getting around
How far everyday errands, public transport and cycling go from here, and how people here travel to work.
WalkCar-dependent
TransitMinimal transit
BikeSomewhat bikeable
Most errands require a car.
Getting to work
This neighbourhood41%53%
Wokingham51%
Broadband and mobile
What the 1 homes within 150 m record: a new home is usually served by the same networks.
Broadband
Full fibre from Gigaclear
New homes in England must be built gigabit-ready (Building Regulations Part R, for work begun from 26 Dec 2022), with a gigabit connection where one can be had within a £2,000 cost cap. The speeds here are what the existing homes around it record: ask the sales office which network will serve the home.
Gigaclear
Openreach
Mobile signal
Network
Calls indoors
Data indoors
Data outdoors
EE
Limited
Limited
Likely
O2
Limited
Limited
Likely
Three
Limited
Limited
Risks
Flooding, radon, ground, noise and air at this spot.
Flooding from rivers and the seaNot knownNot assessed hereThe flood risk assessment covers England only.
Flooding from surface waterNot knownNot assessed hereThe flood risk assessment covers England only.
RadonLowUnder 1% of homes above the action levelThe lowest of six radon classes.
Ground stabilityLowLow landslide susceptibilityFrom the British Geological Survey’s landslide map of the area.
NoiseNot knownNot mapped hereStrategic noise maps cover major roads, railways and airports only.
Air qualityModerate
Crime
Police-recorded crime in the neighbourhood, December 2025 to September 2026, against Wokingham.
94.3crimes a year per 1,000 residentsAbove Wokingham at 48.6152 recorded in 10 months
Month by monthCrimes per 1,000 residents
This neighbourhoodWokingham
151050
Planning nearby
Applications within 500 m in the last 3 years: when each was made and how it went, the larger schemes listed first.
12 applications
10 approved
2 awaiting decision
Approved
Sold nearby
Homes sold within 1 km in the last two years, new build and resale.
Ofsted and Get Information about Schools, via HomePortfolio.
2 pubsThe Bull Inn, 0.8 miles
16 min
2 gyms and leisureROC-Fitness, 220 m3 min
Overture Maps places, via HomePortfolio.
01020304050607080
Show the figures
Age profile
Age
This neighbourhood
Wokingham
0 to 4
9%
6%
5 to 9
7%
7%
10 to 14
7%
7%
15 to 19
5%
6%
20 to 24
5%
5%
25 to 29
11%
5%
30 to 34
10%
6%
35 to 39
9%
7%
40 to 44
9%
8%
45 to 49
8%
8%
50 to 54
6%
7%
55 to 59
4%
7%
60 to 64
3%
6%
65 to 69
2%
4%
70 to 74
2%
5%
75 to 79
2%
3%
80 to 84
1%
2%
85 and over
1%
2%
Households
This neighbourhood73%22%
Wokingham71%24%
Families73% vs 71%
One person22% vs 24%
Other households5% vs 5%
Homes are
This neighbourhood13%34%42%
Wokingham36%40%14%
Owned outright13% vs 36%
Owned with a mortgage34% vs 40%
Shared ownership3% vs 2%
Socially rented8% vs 8%
Privately rented42% vs 14%
Adults are
This neighbourhood79%
Wokingham64%21%
In work79% vs 64%
Retired9% vs 21%
Students4% vs 5%
Looking for work3% vs 3%
Caring, sick or other5% vs 8%
Highest qualification
This neighbourhood44%21%21%
Wokingham46%16%21%
Degree or higher44% vs 46%
A levels21% vs 16%
GCSEs21% vs 21%
Apprenticeship4% vs 4%
None
Cars per household
This neighbourhood43%53%
Wokingham37%53%
None5% vs 9%
One43% vs 37%
Two or more53% vs 53%
ONS Census 2021 and ONS pay by council (ASHE), via HomePortfolio.
40%
Work from home41% vs 51%
Drive53% vs 40%
Bus, train or tube3% vs 3%
Walk or cycle2% vs 5%
Walk Score® (walkscore.com), ONS Census 2021 and Overture Maps places, via HomePortfolio.
Likely
Vodafone
Limited
Limited
Likely
Ofcom Connected Nations, via HomePortfolio. Ofcom copyright.
Nitrogen dioxide 7.8, PM2.5 6.8, PM10 11.4
Above the WHO guideline for PM2.5 (2024, µg/m³).
Air quality, 2024
Nitrogen dioxide7.8 µg/m³ · within the guideline
WHO 10
PM2.56.8 µg/m³ · 1.4 times the guideline
WHO 5
PM1011.4 µg/m³ · within the guideline
WHO 15
Environment Agency NaFRA2, BGS and UKHSA radon, BGS GeoSure, Defra noise mapping and Pollution Climate Mapping, via HomePortfolio.
9.8
DecMarJunSep
September 2026: 19 crimes here, 9.82 per 1,000: Wokingham: 4.19 per 1,000
Show the figures
Crime month by month
Month
Crimes here
Per 1,000 here
Per 1,000 across Wokingham
December 2025
11
5.69
3.41
January 2026
3
1.55
3.06
February 2026
13
6.72
3.67
March 2026
29
14.99
4.1
April 2026
13
6.72
3.83
May 2026
20
10.34
4.25
June 2026
13
6.72
4.42
July 2026
19
9.82
5.14
August 2026
12
6.2
4.4
September 2026
19
9.82
4.19
Most recordedIn the neighbourhood, 10 months
Violence and sexual offences66
Anti-social behaviour29
Public order13
Other theft11
Criminal damage and arson8
data.police.uk, via HomePortfolio. Crimes are mapped to an approximate location.
Awaiting decision
Refused
Withdrawn
2026AprJulOct
ApprovedMedium scheme220 mApplication for submission of details to comply with the following condition of planning consent 243190 dated 05.08.2025. Condition 12 relates to Construction Method Statement.Made 16 Jul 2026 · 261672
ApprovedMedium scheme220 mApplication for submission of details to comply with the following condition of planning consent 243190 dated 05.08.2025. Condition 13 relates to accommodation of construction vehicles and deliveries.Made 15 Jul 2026 · 261662
ApprovedMedium scheme220 mApplication for submission of details to comply with the following condition of planning consent 251984 dated 17/03/2026. Condition 3 Drainage Strategy.Made 19 May 2026 · decided 28 Jul 2026 · 261224
ApprovedMedium scheme220 mApplication for submission of details to comply with the following condition of planning consent 243190 dated 05/08/2025. Condition 20 relating to boundary treatment.Made 24 Mar 2026 · decided 22 May 2026 · 260705
ApprovedMedium scheme330 mFull application for the proposed erection of 1 no. detached single storey building to form a new SEND unit with associated landscaping.Made 18 Feb 2026 · 260423
ApprovedMedium scheme220 mApplication for submission of details to comply with the following conditions of planning approval 243190 dated 05.08.2025. Condition 21 relates to LEMP (Landscape and Ecological Management Plan).Made 7 Jan 2026 · decided 18 Mar 2026 · 260030
Local planning authorities’ registers, via HomePortfolio.
JulOct
Show the figures
Homes sold nearby
Price
Home
Sold
Distance
£1,350,000
Detached · resale · 198 m²
27 Oct 2025
450 m
£895,000
Detached · resale · 174 m²
9 Sept 2025
310 m
£471,500
Semi-detached · resale · 86 m²
11 Jul 2025
290 m
£380,000
Semi-detached · resale · 87 m²
23 Jun 2025
280 m
£658,500
Detached · resale · 127 m²
16 Jun 2025
670 m
HM Land Registry Price Paid with EPC floor areas, via HomePortfolio.
8% vs 10%
Against similar resales
Similar homes nearby have sold for £225,000 to £271,000 in today’s prices. At £310,000 this home asks 14% to 38% above similar resales. Confidence in the estimate is low: the home has no stated floor area, so similar homes are matched on type and bedrooms alone.
New-build premium
Low
2 bedroom flat at Arborfield Heights
+14% to +38%on the asking price
Confidence in the estimate is low: the home has no stated floor area, so similar homes are matched on type and bedrooms alone.
Comparables
24 sales within 2 km
Median age
17.5 months
Spread
18.9% interquartile
Index
UK, 2026-08
The 8 comparables used (first 8)
£258,561sold £257,500 on 12 Dec 2025, 1.6 km away
£276,133sold £275,000 on 12 Dec 2025, 1.9 km away
£270,131sold £270,000 on 28 Nov 2025, 2 km away
£275,133sold £275,000 on 21 Nov 2025, 1.9 km away
£268,130sold £268,000 on 14 Nov 2025, 2 km away
£250,407sold £250,000 on 23 Oct 2025, 1.8 km away
£251,409sold £251,000 on 7 Oct 2025, 1.8 km away
£136,701sold £137,000 on 29 Aug 2025, 1.9 km away
Of 2,950 sales considered, 24 matched. Method: measured on 3,351 resales from 2025-08-01 to 2026-07-31.
Built by Taylor Wimpey
HSBC 2 Year Fixed Premier Standard
NatWest 2 year fixed rate
Barclays 2 Yr Fixed
Crest Nicholson
