# 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)