Terraced 3 sales on record

80 RUSSELL ROAD

NEWBURY, WEST BERKSHIRE, RG14 5LA

£396,000

Location

Map view View on Google Maps View on OpenStreetMap Street View RG14 5LA

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Green Lane	0.1 miles
Shop	The Co-operative Food	0.3 miles
Train station	Newbury	0.5 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

Bathrooms

Floor area

104 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£396,000 Mar 2026

Price per m²

£3,808/m²

Local average

£338,607 (35 sales)

Street crime

203 incidents within 1 mile (Jun 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 30/09/2025

Expiry date: 29/09/2035

Current heating cost: £887/year

Potential heating cost: £840/year

Est. upgrade cost to C: £16,500

Recommendations

Floor insulation (suspended floor) (£5,000 - £10,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	19/03/2026	£396,000	Terraced	+14.8%	£394,061 to May 2026	View transaction
Sold	30/06/2021	£345,000	Terraced	+56.8%	£400,137 to May 2026	View transaction
Sold	05/08/2013	£220,000	Terraced	—	£349,250 to May 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£396,000
listed	01/10/2025	£390,000
sold	01/01/2021	£345,000
sold	01/01/2013	£220,000
sold	01/01/2004	£183,500
sold	01/01/2001	£124,000
sold	01/01/2001	£115,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
107 RUSSELL ROAD, NEWBURY, WEST BERKSHIRE, RG14 5JX	£485,000	12/12/2025	Terraced
45 ST GEORGES AVENUE, NEWBURY, WEST BERKSHIRE, RG14 5NX	£381,000	14/11/2025	Terraced
39 ST GEORGES AVENUE, NEWBURY, WEST BERKSHIRE, RG14 5NX	£372,555	19/12/2023	Terraced
4 BLENHEIM ROAD, NEWBURY, WEST BERKSHIRE, RG14 5JH	£410,000	06/12/2023	Terraced
72 RUSSELL ROAD, NEWBURY, WEST BERKSHIRE, RG14 5LA	£387,500	24/11/2023	Terraced
25 ST GEORGES AVENUE, NEWBURY, WEST BERKSHIRE, RG14 5NX	£313,500	06/10/2023	Terraced
5 RUSSELL ROAD, NEWBURY, WEST BERKSHIRE, RG14 5JX	£325,000	26/09/2023	Terraced
83 RUSSELL ROAD, NEWBURY, WEST BERKSHIRE, RG14 5JX	£385,000	18/09/2023	Terraced
34 CRAVEN ROAD, NEWBURY, WEST BERKSHIRE, RG14 5NJ	£447,500	17/03/2023	Terraced
128 RUSSELL ROAD, NEWBURY, WEST BERKSHIRE, RG14 5JU	£330,000	16/12/2022	Terraced
30 ST GEORGES AVENUE, NEWBURY, WEST BERKSHIRE, RG14 5NY	£329,500	07/12/2022	Terraced
18 GLOUCESTER ROAD, NEWBURY, WEST BERKSHIRE, RG14 5JP	£425,000	18/07/2022	Terraced
8 WESTERN END, NEWBURY, WEST BERKSHIRE, RG14 5NT	£318,000	04/07/2022	Terraced
9 GREEN LANE, NEWBURY, WEST BERKSHIRE, RG14 5NU	£285,000	10/06/2022	Terraced
21 GLOUCESTER ROAD, NEWBURY, WEST BERKSHIRE, RG14 5JP	£305,000	10/06/2022	Terraced
56 BERKELEY ROAD, NEWBURY, WEST BERKSHIRE, RG14 5JG	£425,000	27/05/2022	Terraced
18 RUSSELL ROAD, NEWBURY, WEST BERKSHIRE, RG14 5LA	£325,000	31/03/2022	Terraced
74 GLOUCESTER ROAD, NEWBURY, WEST BERKSHIRE, RG14 5JN	£342,000	17/03/2022	Terraced
20 RUSSELL ROAD, NEWBURY, WEST BERKSHIRE, RG14 5LA	£300,000	27/08/2021	Terraced

Area average: £362,713 (19 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 10.5%

10y growth 6.9%

House Price Index (HM Land Registry — official index, not sold-price averages): West Berkshire. Series: Terraced. As of May 2026.

1y (index) 0.5%

5y (index) 18.3%

10y (index) 27.8%

Rental Range

Estimated market rent for West Berkshire. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,173/mo

Realistic £1,303/mo

Optimistic £1,433/mo

Based on Local Authority from postcode lookup → West Berkshire.

LHA (30th percentile) floor for Cherwell Valley: Apr 2025 – Mar 2026

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Flat, Regents Court, RG14	£1,100/mo	2	0.42 miles	OpenRent
1 Bed Flat, Northbrook Street, RG14	£995/mo	1	0.48 miles	OpenRent

Average rent: £1,048/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.26%

Max investor price (0.8%) £131,000

Target investor price (1%) £104,800

Gross yield 3.2%

Cost-to-rent ratio 31.5×

Monthly cashflow £-641/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -6.7%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~137 m² (0.03 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Violence and sexual offences	80
Anti-social behaviour	32
Shoplifting	27
Public order	15
Other theft	12
Criminal damage and arson	11
Drugs	9
Bicycle theft	8
Burglary	5
Other crime	2
Robbery	1
Vehicle crime	1
Total incidents	203

Within 1 mile during Jun 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
St Nicolas C.E. Junior School	Primary	0.5 miles	— (Inspected (no overall grade))
St Bartholomew's School	Secondary	0.6 miles	Outstanding — 8 Dec 2021
Speenhamland School	Primary	0.6 miles	Good — 15 Jun 2023
Robert Sandilands Primary School and Nursery	Primary	0.6 miles	Good — 9 Jun 2016
iCollege Alternative Provision	Other	0.6 miles	Good — 15 Jun 2022

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
19/07/2026	07/07/2026	1	1

# 80 RUSSELL ROAD, NEWBURY, WEST BERKSHIRE, RG14 5LA

## Property details

- Slug: `0abc77a` (address key hash: `0abc77a00909559a216d23c4ddf5cb9dffc9c0be`)
- Postcode: RG14 5LA
- Transactions on record: 3

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 104 m²
- EPC rating: C
- Year built: England and Wales: 1900-1929
- Last sold: £396,000 Mar 2026
- Price per m²: £3,808/m²
- Local average: £338,607 (35 sales)
- Street crime: 203 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £396,000
- Date: 2026-03-19
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 29/09/2035
- **Current heating cost:** £887/year
- **Est. upgrade cost to C:** £16,500

### Recommendations
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0340-2550-6510-2175-0535)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-19 | £396,000 | Terraced | +14.8% | £394,061 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b83-be6b-b8d0-e063-4704a8c08d98) |
| Sold | 2021-06-30 | £345,000 | Terraced | +56.8% | £400,137 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/d4d42645-4069-27f6-e053-6c04a8c0a572) |
| Sold | 2013-08-05 | £220,000 | Terraced | — | £349,250 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/517b3742-794c-4132-9da9-54d338934338) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 80 RUSSELL ROAD, NEWBURY, WEST BERKSHIRE, RG14 5LA | £396,000 | 19/03/2026 | Terraced |
| 80 RUSSELL ROAD, NEWBURY, WEST BERKSHIRE, RG14 5LA | £345,000 | 30/06/2021 | Terraced |
| 80 RUSSELL ROAD, NEWBURY, WEST BERKSHIRE, RG14 5LA | £220,000 | 05/08/2013 | Terraced |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [167678093](http://87.117.209.195:8080/listings/db5e6f5)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £396,000 |
| listed | 2025-10-01 | £390,000 |
| sold | 2021-01-01 | £345,000 |
| sold | 2013-01-01 | £220,000 |
| sold | 2004-01-01 | £183,500 |
| sold | 2001-01-01 | £124,000 |
| sold | 2001-01-01 | £115,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 107 RUSSELL ROAD, NEWBURY, WEST BERKSHIRE, RG14 5JX | £485,000 | 12/12/2025 | Terraced |
| 45 ST GEORGES AVENUE, NEWBURY, WEST BERKSHIRE, RG14 5NX | £381,000 | 14/11/2025 | Terraced |
| 39 ST GEORGES AVENUE, NEWBURY, WEST BERKSHIRE, RG14 5NX | £372,555 | 19/12/2023 | Terraced |
| 4 BLENHEIM ROAD, NEWBURY, WEST BERKSHIRE, RG14 5JH | £410,000 | 06/12/2023 | Terraced |
| 72 RUSSELL ROAD, NEWBURY, WEST BERKSHIRE, RG14 5LA | £387,500 | 24/11/2023 | Terraced |
| 25 ST GEORGES AVENUE, NEWBURY, WEST BERKSHIRE, RG14 5NX | £313,500 | 06/10/2023 | Terraced |
| 5 RUSSELL ROAD, NEWBURY, WEST BERKSHIRE, RG14 5JX | £325,000 | 26/09/2023 | Terraced |
| 83 RUSSELL ROAD, NEWBURY, WEST BERKSHIRE, RG14 5JX | £385,000 | 18/09/2023 | Terraced |
| 34 CRAVEN ROAD, NEWBURY, WEST BERKSHIRE, RG14 5NJ | £447,500 | 17/03/2023 | Terraced |
| 128 RUSSELL ROAD, NEWBURY, WEST BERKSHIRE, RG14 5JU | £330,000 | 16/12/2022 | Terraced |
| 30 ST GEORGES AVENUE, NEWBURY, WEST BERKSHIRE, RG14 5NY | £329,500 | 07/12/2022 | Terraced |
| 18 GLOUCESTER ROAD, NEWBURY, WEST BERKSHIRE, RG14 5JP | £425,000 | 18/07/2022 | Terraced |
| 8 WESTERN END, NEWBURY, WEST BERKSHIRE, RG14 5NT | £318,000 | 04/07/2022 | Terraced |
| 9 GREEN LANE, NEWBURY, WEST BERKSHIRE, RG14 5NU | £285,000 | 10/06/2022 | Terraced |
| 21 GLOUCESTER ROAD, NEWBURY, WEST BERKSHIRE, RG14 5JP | £305,000 | 10/06/2022 | Terraced |
| 56 BERKELEY ROAD, NEWBURY, WEST BERKSHIRE, RG14 5JG | £425,000 | 27/05/2022 | Terraced |
| 18 RUSSELL ROAD, NEWBURY, WEST BERKSHIRE, RG14 5LA | £325,000 | 31/03/2022 | Terraced |
| 74 GLOUCESTER ROAD, NEWBURY, WEST BERKSHIRE, RG14 5JN | £342,000 | 17/03/2022 | Terraced |
| 20 RUSSELL ROAD, NEWBURY, WEST BERKSHIRE, RG14 5LA | £300,000 | 27/08/2021 | Terraced |

**Area average:** £362,713 (19 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 10.5%
- **10y growth:** 6.9%

## House Price Index (HM Land Registry)

*Official index for West Berkshire; Terraced series; as of May 2026.*

- **1y growth (index):** 0.5%
- **5y growth (index):** 18.3%
- **10y growth (index):** 27.8%

## Rental Range

*ONS Price Index of Private Rents (West Berkshire). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,173/mo
- **Realistic:** £1,303/mo
- **Optimistic:** £1,433/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Cherwell Valley (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Regents Court, RG14 | £1,100/mo | 2 | 0.42 miles | OpenRent |
| 1 Bed Flat, Northbrook Street, RG14 | £995/mo | 1 | 0.48 miles | OpenRent |

**Average rent: £1,048/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.26% (weak for cashflow)
- **Max investor price (0.8%):** £131,000
- **Target investor price (1%):** £104,800

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,048/mo).*

- **Gross yield:** 3.2%
- **Cost-to-rent:** 31.5×
- **Monthly cashflow:** £-641/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.7%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 80 |
| Anti-social behaviour | 32 |
| Shoplifting | 27 |
| Public order | 15 |
| Other theft | 12 |
| Criminal damage and arson | 11 |
| Drugs | 9 |
| Bicycle theft | 8 |
| Burglary | 5 |
| Other crime | 2 |
| Robbery | 1 |
| Vehicle crime | 1 |
| **Total incidents** | **203** |

*Within 1 mile during Jun 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| St Nicolas C.E. Junior School | Primary | 0.5 miles | — (Inspected (no overall grade)) |
| St Bartholomew's School | Secondary | 0.6 miles | Outstanding — 8 Dec 2021 |
| Speenhamland School | Primary | 0.6 miles | Good — 15 Jun 2023 |
| Robert Sandilands Primary School and Nursery | Primary | 0.6 miles | Good — 9 Jun 2016 |
| iCollege Alternative Provision | Other | 0.6 miles | Good — 15 Jun 2022 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #17366258
- **Address:** 80 Russell Road, NEWBURY, RG14 5LA
- **Certificate Issued:** 19/07/2026
- **Work Completed:** 07/07/2026
- **Items:** 1 window(s), 1 door(s)