Semi-Detached

45 FARMERS CLOSE

READING, RG2 8UQ

£415,000

Location

Map view View on Google Maps View on OpenStreetMap Street View RG2 8UQ

Nearby

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

Type Name Distance
Bus stop Farmers Close 0.1 miles
Shop Smiths 0.2 miles
Train station Reading Green Park 1.8 miles
University University of Reading - Whiteknights Campus 2.1 miles
Hospital Coronary Care Unit (CCU) and Cardiology Ward 11.1 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Bedrooms

3

Bathrooms

1

Floor area

107 m²

EPC rating

C

Year built

England and Wales: 1967-1975

Last sold

£415,000 Feb 2026

Price per m²

£3,879/m²

Local average

£408,738 (42 sales)

Street crime

162 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 02/05/2025

Expiry date: 01/05/2035

Current heating cost: £859/year

Potential heating cost: £759/year

Est. upgrade cost to C: £17,100

Recommendations

  • Floor insulation (solid floor) (£4,000 - £6,000)
  • Replace boiler with new condensing boiler (£2,200 - £3,000)
  • Solar water heating (£4,000 - £6,000)
  • Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event Date Price Type % change Today’s value (HPI) Action
Sold 26/02/2026 £415,000 Semi-detached — £411,235 to April 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 £415,000
listed 08/05/2025 £425,000
sold 01/01/2002 £141,000
sold 01/01/1995 £48,500

Photos · Open listing

Open image 1 from listing 161655431 Open image 2 from listing 161655431 Open image 3 from listing 161655431 Open image 4 from listing 161655431 Open image 5 from listing 161655431 Open image 6 from listing 161655431 Open image 7 from listing 161655431 Open image 8 from listing 161655431 Open image 9 from listing 161655431 Open image 10 from listing 161655431 Open image 11 from listing 161655431 Open image 12 from listing 161655431

Sold comparables

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

Address Price Date Type
17 DOVECOTE ROAD, READING, RG2 8UJ £262,000 28/11/2025 Semi-detached
104 SPENCER ROAD, WHITLEY WOOD, READING, RG2 8TN £365,000 19/09/2023 Semi-detached
76 SPENCER ROAD, WHITLEY WOOD, READING, RG2 8TN £360,000 24/03/2022 Semi-detached
2 COPENHAGEN CLOSE, READING, RG2 8UH £266,950 24/09/2021 Semi-detached
10 DREWETT CLOSE, READING, WOKINGHAM, RG2 8PZ £305,000 16/09/2021 Semi-detached
24 DOVECOTE ROAD, READING, RG2 8UJ £292,000 31/08/2021 Semi-detached

Area average: £308,492 (6 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 7.4%
10y growth 19.9%

House Price Index (HM Land Registry — official index, not sold-price averages): Reading. Series: Semi-detached. As of April 2026.

1y (index) -2.7%
5y (index) 15.2%
10y (index) 18.1%

Rental Range

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

Low £1,416/mo
Realistic £1,573/mo
Optimistic £1,730/mo

Based on Local Authority from postcode lookup → Reading.

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title Rent Beds Distance As seen on
3 Bed Semi-Detached House, Kingsley Close, RG2 £1,900/mo 3 0.3 miles OpenRent
3 Bed Semi-Detached House, Shirley Avenue, RG2 £1,900/mo 3 0.37 miles OpenRent
3 Bed Semi-Detached House, Rossby, RG2 £2,100/mo 3 0.73 miles OpenRent
3 Bed Semi-Detached House, Ilbury Close, RG2 £2,000/mo 3 0.91 miles OpenRent
3 Bed Semi-Detached House, Whitethorn, RG2 £2,000/mo 3 1.06 miles OpenRent

Average rent: £1,980/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.48%
Max investor price (0.8%) £250,000
Target investor price (1%) £200,000
Gross yield 5.8%
Cost-to-rent ratio 17.3×
Monthly cashflow £141/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 1.4%
  • 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)

Street-level crime

Category Count
Violence and sexual offences 59
Shoplifting 36
Other theft 15
Public order 11
Criminal damage and arson 10
Anti-social behaviour 8
Vehicle crime 7
Bicycle theft 4
Drugs 4
Other crime 3
Robbery 2
Burglary 1
Possession of weapons 1
Theft from the person 1
Total incidents 162

Within 1 mile during May 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
Geoffrey Field Junior School Primary 0.6 miles Good — 9 Jan 2014
Geoffrey Field Infant School Primary 0.6 miles — (Inspected (no overall grade))
The Vine Christian School Other 0.6 miles Good — 22 Nov 2021
Christ The King Catholic Primary School Primary 0.7 miles Good — 6 Jul 2022
Oakbank Secondary 0.7 miles — (Inspected (no overall grade))

FENSA

Window and door installation certificates found for this address.

Issued Work completed Windows Doors
22/12/2003 05/12/2003 7 2