Sunningdale Park is a residential development by Berkeley Group set within 47 acres of historic estate parkland between Ascot and Windsor. Until 2012 the land was the government’s civil service training campus: first the Civil Service College, then the National School of Government. Berkeley Homes and Audley Retirement bought the land in December 2016, and part of the park was given over to housing and part to a retirement village.
The address is Larch Avenue, Sunningdale, Berkshire SL5 0AR. Administratively it falls within the Royal Borough of Windsor and Maidenhead, in the Sunninghill and Ascot area. The distances Berkeley itself gives are ten miles to Heathrow and 27 miles to central London.
The price range the developer published in September 2026 runs from £445,000 to £1,525,000. The types on sale are 1, 2 and 3 bedroom apartments together with 3 and 4 bedroom penthouses. capital.works® is Berkeley’s authorised sales agent on this development and the figures here are taken from the developer’s current list.
Project facts
| Item |
Value |
| Developer |
Berkeley Group |
| Price range |
£445,000 to £1,525,000 |
| Entry apartment |
1 bedroom, about 56 m² (606 sq ft) |
| Apartment Types |
1, 2 and 3 bedroom apartments; 3 and 4 bedroom penthouses |
| Land |
47 acres of registered estate parkland |
| Ownership |
Leasehold, 999 years (Larch Court) |
| Service charge |
£2,020 to £8,604 a year, by apartment size |
| Parking |
Allocated, with electric vehicle charging |
| Nearest station |
Sunningdale, 1.5 km |
| Address |
Larch Avenue, Sunningdale, Berkshire SL5 0AR |
The distance to the station is measured as the crow flies, not as a walking distance. The price range and apartment types are those of the current stock published by the developer.
Location: Larch Avenue and the surrounding area
The development sits in the corridor between Sunningdale and Ascot. This corridor is one of the most expensive residential bands in England and its supply works independently of London: schemes of this size rarely come forward, because most of the land is already held as established estate plots.
Berkeley states in its own marketing that several long established golf clubs lie within a three mile radius; Wentworth and Sunningdale are the best known. Ascot Racecourse and Windsor Great Park sit just outside the same radius.
Transport
There is a direct service from Sunningdale station to London Waterloo. The fastest journey takes 52 minutes and the line runs roughly twice an hour through the day, operated by South Western Railway. The station is 1.5 km from the development as the crow flies.
Heathrow Airport is ten miles to the east, typically 20 to 30 minutes by car. The M3 and M25 are close by, which makes both the airport and the western side of London easy to reach by road.
The estate’s protected status
At the centre of the park, Northcote House has been a Grade II listed building since 1998 and appears on the National Heritage List for England. The lake, gardens and parkland have been on Historic England’s Register of Historic Parks and Gardens since 2003, also at Grade II.
This has two consequences for a buyer. First, because the open land around the development is protected by law, the risk of this outlook being built out later is far lower than on an ordinary new build scheme. Second, altering a listed building or a registered park requires separate consent, so the character of the site stays largely fixed over time.
Larch Court: the final phase
Larch Court is the final phase to go on sale and comprises 64 homes. The tenure is leasehold with 999 years remaining, which keeps it clear of the lending and resale problems that come with short leases.
The service charge runs from £2,020 to £8,604 a year depending on the size of the apartment. Because it feeds straight into net yield, ask for the charge on the specific apartment before you exchange. Every home comes with an allocated parking space and electric vehicle charging is installed.
The communal areas include a residents’ lounge, a co-working space, a gym and a concierge on duty twelve hours a day. The blocks are set around a central podium garden.
The rental side
The figures in this section are not the developer's projection. They are the asking rents on the flats advertised to let in Sunningdale on 29 September 2026. A projection tells you what the seller hopes for; an advert tells you what a tenant is paying today.
| Apartment type |
Monthly rents advertised in Sunningdale |
| Studio |
£1,400 |
| One bedroom |
£1,650 |
| Two bedroom |
£1,525, £1,850, £2,000, £2,500, £5,000, £7,000 |
| Three bedroom |
£1,750, £5,750 |
Source: the Zoopla list of flats to rent in Sunningdale, 29 September 2026. The wide band on two bedroom flats comes from the list holding older stock and the upper segment flats on Charters Road and London Road together.
A two bedroom flat inside Sunningdale Park itself is advertised at £2,600, and another on Larch Avenue next door at £2,300. For a new build flat those two are the right comparison, not the cheapest end of the list.
On those rents the gross yield works out as follows:
| Scenario |
Purchase price |
Monthly rent |
Gross yield |
| One bedroom, entry |
£445,000 |
£1,650 |
4.4% |
| Two bedroom, lowest price |
£650,000 |
£2,300 |
4.2% |
| Two bedroom, new build rent |
£650,000 |
£2,600 |
4.8% |
| Two bedroom, upper price |
£890,000 |
£2,600 |
3.5% |
Gross yield is the annual rent as a share of the purchase price. The service charge, tax, management fees and void periods are not deducted.
What is left as a net yield?
The service charge alone decides a great deal. At Larch Court it runs from £2,020 to £8,604 a year and comes straight off the yield. Assuming £2,020 on an entry level flat, a gross yield of 4.4% falls to 4.0%. On the flat in the historic building whose service charge is £3,262, a purchase at £650,000 turns a gross 4.2% into 3.7%. On top of that come income tax, management fees and void periods.
The developer's own figure
The sales material for the scheme gives an indicative rent of £4,500 for a move in ready two bedroom flat. That figure is not impossible: Sunningdale does have two bedroom flats at £5,000 and £7,000. But those are a different class on London Road and Charters Road. The band on new build flats advertised today runs from £2,300 to £2,600, so a yield worked out on £4,500 lands well above what is actually achieved.
The investment case in Sunningdale is not high yield. What draws buyers is the constrained supply, the stability of the tenant profile and the preservation of capital. For a buyer who wants a high gross yield, the Manchester and Birmingham schemes in the capital.works® portfolio sit in a 5% to 7% band; Sunningdale sits below that band, and it should be bought in that knowledge.
buying costs
The table below shows stamp duty land tax (SDLT) only. A non-resident buyer pays a 2% surcharge and a buyer who already owns a home pays a 5% surcharge; where both apply the surcharge is 7%. The figures are produced with the current bands in the capital.works® stamp duty calculator.
| Purchase price |
Resident, only home |
Non-resident, only home |
Non-resident, additional home |
| £445,000 |
£12,250 |
£21,150 |
£43,400 |
| £890,000 |
£34,500 |
£52,300 |
£96,800 |
Legal fees, land registry and search fees, valuation and any mortgage costs are not included in this table. Use the purchase cost calculator for the total.
Frequently asked questions
What do prices start at in Sunningdale Park?
In the list Berkeley published in September 2026 prices start at £445,000 and reach £1,525,000 for the penthouses. The entry level apartment has one bedroom and is about 56 m². Two bedroom apartments start at around £650,000 and rise above £1,000,000 in the larger types and in the historic building.
Where is Sunningdale Park and what is its address?
The development is at Larch Avenue, Sunningdale, Berkshire SL5 0AR. It lies between Ascot and Windsor, within the Royal Borough of Windsor and Maidenhead. Heathrow Airport is ten miles away and central London 27 miles.
How long does it take to get to London?
There is a direct train from Sunningdale station to London Waterloo and the fastest service takes 52 minutes. The line runs roughly twice an hour. The station is 1.5 km from the development as the crow flies.
What is the tenure and how long is the lease?
The apartments in the Larch Court phase are leasehold with 999 years remaining. That term keeps them clear of the lending and resale problems seen with short leases. Units that have come to market in the historic building show 998 years remaining.
How much is the service charge?
At Larch Court the service charge runs from £2,020 to £8,604 a year depending on the size of the apartment. A two bedroom apartment of 137 m² sold in the historic building, for example, carried a service charge of £3,262 a year. When you work out a net rental yield you need the figure for the specific apartment you are considering.
What is the rental yield at Sunningdale Park?
On the flats advertised to let in Sunningdale in September 2026, a one bedroom flat lets at £1,650 and new build two bedroom flats at between £2,300 and £2,600. On the £445,000 entry flat that is a gross yield of 4.4%, or about 4.0% once the service charge is deducted. The indicative rent of £4,500 in the developer's sales material sits above the band on new build flats advertised today.
How much stamp duty does a buyer living abroad pay?
On a £445,000 apartment a non-resident buyer with no other home in the UK pays £21,150. If the same buyer already owns another home the surcharge rises to 7% and the tax becomes £43,400. If you spend 183 days in the country within the 12 months following completion you count as resident and can reclaim the 2% difference within two years.
When was the development completed?
The first homes were handed over in 2024 and the apartments in the historic building are ready to move into. The Larch Court phase is on sale and the communal areas were scheduled for completion in summer 2026.
Sources: Berkeley Group development and Larch Court pages; Historic England National Heritage List (Northcote House, Grade II, 1998) and Register of Historic Parks and Gardens (Sunningdale Park, Grade II, 2003); South Western Railway service information; capital.works® stamp duty calculation. September 2026.
