# 17 STOCKTON ROAD, READING, RG2 8AP

## Property details

- Slug: `7e0ef39` (address key hash: `7e0ef39a7004e07646fd2f317f76e32ab80fe131`)
- Postcode: RG2 8AP
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 60 m²
- EPC rating: F
- Year built: England and Wales: 1930-1949
- Last sold: £270,000 Jan 2026
- Price per m²: £4,500/m²
- Local average: £408,585 (41 sales)
- Street crime: 310 incidents within 1 mile (May 2026)

## Latest sale

- Price: £270,000
- Date: 2026-01-28
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** F
- **Potential rating:** C
- **Expiry date:** 23/01/2036
- **Current heating cost:** £1,774/year
- **Est. upgrade cost to C:** £34,000

### Recommendations
- W2 (£5,000 - £10,000)
- Z1 (£5,000 - £30,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0300-2734-5590-2426-4871)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-28 | £270,000 | Semi-detached | +315.4% | £265,676 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673e-d9ef-d8ea-e063-4704a8c0bf7d) |
| Sold | 1999-09-03 | £65,000 | Semi-detached | — | £248,619 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/80c17774-1a0d-4b97-95eb-fc8d139b36d1) |

*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 |
|---------|-------|------|------|
| 17 STOCKTON ROAD, READING, RG2 8AP | £270,000 | 28/01/2026 | Semi-detached |
| 17 STOCKTON ROAD, READING, RG2 8AP | £65,000 | 03/09/1999 | 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: [167195486](http://87.117.209.195:8080/listings/ee67d6b)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £270,000 |
| listed | 2025-09-19 | £275,000 |
| sold | 2003-01-01 | £118,750 |
| sold | 1999-01-01 | £65,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 BLANDFORD ROAD, READING, RG2 8RD | £340,000 | 30/01/2025 | Semi-detached |
| 3 BLANDFORD ROAD, READING, RG2 8RA | £345,190 | 10/11/2023 | Semi-detached |
| 14 CHAGFORD ROAD, READING, RG2 8AZ | £305,000 | 12/10/2023 | Semi-detached |
| 3 LANDRAKE CRESCENT, READING, RG2 8AJ | £340,000 | 21/08/2023 | Semi-detached |
| 46 MERTON ROAD SOUTH, READING, RG2 8AX | £320,000 | 07/06/2023 | Semi-detached |
| 8 LANDRAKE CRESCENT, READING, RG2 8AJ | £365,000 | 30/11/2022 | Semi-detached |
| 37 ASHMORE ROAD, READING, RG2 8AG | £313,000 | 28/10/2022 | Semi-detached |
| 6 CORINNE CLOSE, READING, RG2 8AA | £385,000 | 05/08/2022 | Semi-detached |
| 3 STOCKTON ROAD, READING, RG2 8AP | £335,000 | 17/06/2022 | Semi-detached |
| 9 PADSTOW GARDENS, READING, RG2 8BB | £350,000 | 29/04/2022 | Semi-detached |
| 31 CHAGFORD ROAD, READING, RG2 8AY | £274,000 | 15/03/2022 | Semi-detached |
| 2 CALLINGTON ROAD, READING, RG2 7QJ | £451,218 | 28/02/2022 | Semi-detached |
| 8 SHELDON GARDENS, READING, RG2 8AU | £325,000 | 03/02/2022 | Semi-detached |
| 31 CHAGFORD ROAD, READING, RG2 8AY | £260,000 | 12/01/2022 | Semi-detached |
| 74 HARTLAND ROAD, READING, RG2 8BW | £290,000 | 17/12/2021 | Semi-detached |
| 25 HARTLAND ROAD, READING, RG2 8AB | £314,000 | 02/12/2021 | Semi-detached |
| 8 PADSTOW GARDENS, READING, RG2 8BB | £385,500 | 29/10/2021 | Semi-detached |
| 5 LANDRAKE CRESCENT, READING, RG2 8AJ | £350,000 | 29/10/2021 | Semi-detached |
| 11 HELSTON GARDENS, READING, RG2 7QP | £326,500 | 31/08/2021 | Semi-detached |
| 2 HELSTON GARDENS, READING, RG2 7QP | £375,000 | 27/08/2021 | Semi-detached |

**Area average:** £337,470 (20 sales)

## Capital growth trend

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

- **5y growth:** 2.4%
- **10y growth:** 20.7%

## 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:** £1,419/mo
- **Realistic:** £1,577/mo
- **Optimistic:** £1,735/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 |
|------|------|------|------|------|
| 2 Bed Semi-Detached House, Ashmore Road, RG2 | £1,650/mo | 2 | 0.09 miles | OpenRent |
| 2 Bed Terraced House, Lindisfarne Way, RG2 | £1,700/mo | 2 | 0.56 miles | OpenRent |
| 2 Bed Flat, Nightingale House, RG2 | £1,650/mo | 2 | 0.61 miles | OpenRent |
| 2 Bed Flat, Cygnet House, RG2 | £1,600/mo | 2 | 0.62 miles | OpenRent |
| 2 Bed Flat, Basingstoke Road, RG2 | £2,800/mo | 2 | 0.83 miles | OpenRent |

**Average rent: £1,880/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.61% (weak for cashflow)
- **Max investor price (0.8%):** £206,250
- **Target investor price (1%):** £165,000

*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 £1,650/mo).*

- **Gross yield:** 7.3%
- **Cost-to-rent:** 13.6×
- **Monthly cashflow:** £397/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 6.1%

*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:** Job (default Low)

[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 | 111 |
| Shoplifting | 60 |
| Anti-social behaviour | 25 |
| Public order | 24 |
| Other theft | 22 |
| Criminal damage and arson | 15 |
| Vehicle crime | 14 |
| Drugs | 10 |
| Robbery | 10 |
| Bicycle theft | 6 |
| Other crime | 6 |
| Burglary | 4 |
| Possession of weapons | 2 |
| Theft from the person | 1 |
| **Total incidents** | **310** |

*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 |
|------|------|----------|--------|
| John Madejski Academy | Secondary | 0.2 miles | Inadequate — 23 Nov 2023 |
| Whitley Park Primary and Nursery School | Primary | 0.3 miles | Good — 25 Jan 2022 |
| Christ The King Catholic Primary School | Primary | 0.4 miles | Good — 6 Jul 2022 |
| Blagdon Nursery School | Nursery | 0.4 miles | Outstanding — 11 Nov 2014 |
| Geoffrey Field Junior School | Primary | 0.4 miles | Good — 9 Jan 2014 |

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #9328385
- **Address:** 17 Stockton Road, READING, RG2 8AP
- **Certificate Issued:** 11/02/2013
- **Work Completed:** 17/01/2013
- **Items:** 2 window(s)

### FENSA Certificate #5421510
- **Address:** 17 Stockton Road, READING, RG2 8AP
- **Certificate Issued:** 18/02/2008
- **Work Completed:** 10/01/2008
- **Items:** 4 window(s)