# 45 FARMERS CLOSE, READING, RG2 8UQ

## Property details

- Slug: `12da060` (address key hash: `12da0603aa798d7064514312d5dfde87d665d989`)
- Postcode: RG2 8UQ
- Transactions on record: 1

- 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)

## Latest sale

- Price: £415,000
- Date: 2026-02-26
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 01/05/2035
- **Current heating cost:** £859/year
- **Est. upgrade cost to C:** £17,100

### Recommendations
- W2 (£4,000 - £6,000)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0426-3049-3205-5625-9204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-26 | £415,000 | Semi-detached | — | £411,235 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29c-d67a-8922-e063-4804a8c094d0) |

*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 |
|---------|-------|------|------|
| 45 FARMERS CLOSE, READING, RG2 8UQ | £415,000 | 26/02/2026 | Semi-detached |

## Historic listings

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

- Matched listing: [161655431](http://87.117.209.195:8080/listings/8a4da1f)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £415,000 |
| listed | 2025-05-08 | £425,000 |
| sold | 2002-01-01 | £141,000 |
| sold | 1995-01-01 | £48,500 |

## Sold Comparables

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

| 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)

## Capital growth trend

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

- **5y growth:** 7.4%
- **10y growth:** 19.9%

## House Price Index (HM Land Registry)

*Official index for Reading; Semi-detached series; as of April 2026.*

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

## Rental Range

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

- **Low:** £1,416/mo
- **Realistic:** £1,573/mo
- **Optimistic:** £1,730/mo

## 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)**

## 1% Rule

- **Rent ratio:** 0.48% (weak for cashflow)
- **Max investor price (0.8%):** £250,000
- **Target investor price (1%):** £200,000

*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 £2,000/mo).*

- **Gross yield:** 5.8%
- **Cost-to-rent:** 17.3×
- **Monthly cashflow:** £141/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.4%

*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 | 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.*

| 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 Certificates

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

### FENSA Certificate #1364672
- **Address:** 45 Farmers Close, READING, RG2 8UQ
- **Certificate Issued:** 22/12/2003
- **Work Completed:** 05/12/2003
- **Items:** 7 window(s), 2 door(s)