# 16 ELDON STREET, READING, RG1 4EA

## Property details

- Slug: `907f226` (address key hash: `907f22681f019798b250a38adcbecf353ef743cc`)
- Postcode: RG1 4EA
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 75 m²
- EPC rating: D
- Year built: England and Wales: before 1900
- Last sold: £315,000 Feb 2026
- Price per m²: £4,200/m²
- Local average: £345,897 (73 sales)
- Street crime: 761 incidents within 1 mile (May 2026)

## Latest sale

- Price: £315,000
- Date: 2026-02-20
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 03/10/2035
- **Current heating cost:** £765/year
- **Est. upgrade cost to C:** £28,600

### Recommendations
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- I (£2,200 - £3,500)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2590-6340-0022-4502-3053)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-20 | £315,000 | Terraced | +87.5% | £312,784 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29c-d842-8922-e063-4804a8c094d0) |
| Sold | 2010-07-08 | £168,000 | Terraced | — | £300,152 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/e71ee2a7-6b98-4598-82fe-b8bffbde13c0) |

*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 |
|---------|-------|------|------|
| 16 ELDON STREET, READING, RG1 4EA | £315,000 | 20/02/2026 | Terraced |
| 16 ELDON STREET, READING, RG1 4EA | £168,000 | 08/07/2010 | Terraced |

## Historic listings

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

- Matched listing: [169069082](http://87.117.209.195:8080/listings/27fbf1e)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £315,000 |
| listed | 2025-11-06 | £325,000 |
| sold | 2010-01-01 | £168,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 14 ELDON PLACE, READING, RG1 4ED | £310,000 | 08/12/2022 | Terraced |
| 23 ELDON STREET, READING, RG1 4EA | £311,550 | 02/12/2022 | Terraced |
| 22 MONTAGUE STREET, READING, RG1 4JH | £330,000 | 07/10/2022 | Terraced |
| 22 ELDON STREET, READING, RG1 4EA | £302,000 | 13/09/2022 | Terraced |
| 10 MONTAGUE STREET, READING, RG1 4JH | £301,000 | 19/08/2022 | Terraced |
| 12 ST JOHNS HILL, READING, RG1 4EE | £350,000 | 01/07/2022 | Terraced |
| 10 MONTAGUE STREET, READING, RG1 4JH | £260,000 | 10/06/2022 | Terraced |
| 17 ST JOHNS HILL, READING, RG1 4EE | £300,000 | 18/03/2022 | Terraced |
| 19 ELDON STREET, READING, RG1 4EA | £341,000 | 10/03/2022 | Terraced |
| 5 VICTORIA STREET, READING, RG1 4NQ | £332,500 | 18/01/2022 | Terraced |
| 7 ELDON ROAD, READING, RG1 4DN | £586,000 | 17/12/2021 | Terraced |
| 16 VICTORIA STREET, READING, RG1 4NQ | £325,600 | 13/12/2021 | Terraced |
| 20 ST JOHNS HILL, READING, RG1 4EE | £227,500 | 18/08/2021 | Terraced |
| 20 ELDON STREET, READING, RG1 4EA | £299,600 | 11/08/2021 | Terraced |
| 15 VICTORIA STREET, READING, RG1 4NQ | £292,500 | 03/08/2021 | Terraced |

**Area average:** £324,617 (15 sales)

## Capital growth trend

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

- **5y growth:** 4.3%
- **10y growth:** 2.1%

## House Price Index (HM Land Registry)

*Official index for Reading; Terraced series; as of April 2026.*

- **1y growth (index):** -2.6%
- **5y growth (index):** 14.5%
- **10y growth (index):** 17.9%

## 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 |
|------|------|------|------|------|
| 3 Bed Terraced House, St Johns Road, RG1 | £1,800/mo | 3 | 0.09 miles | OpenRent |

**Average rent: £1,800/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.57% (weak for cashflow)
- **Max investor price (0.8%):** £225,000
- **Target investor price (1%):** £180,000

*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 £1,800/mo).*

- **Gross yield:** 6.9%
- **Cost-to-rent:** 14.6×
- **Monthly cashflow:** £354/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.7%

*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 | 239 |
| Shoplifting | 155 |
| Anti-social behaviour | 74 |
| Public order | 67 |
| Other theft | 56 |
| Criminal damage and arson | 30 |
| Drugs | 28 |
| Robbery | 25 |
| Vehicle crime | 23 |
| Burglary | 21 |
| Bicycle theft | 19 |
| Theft from the person | 11 |
| Other crime | 8 |
| Possession of weapons | 5 |
| **Total incidents** | **761** |

*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 |
|------|------|----------|--------|
| Red Balloon Learner Centre Reading | Other | 0.0 miles | — (No rating) |
| St John's Church of England Primary School | Primary | 0.2 miles | Good — 9 Nov 2022 |
| The Deenway Montessori School | Other | 0.3 miles | Good — 2 Jul 2024 |
| Kendrick School | Secondary | 0.3 miles | Outstanding — 12 Jan 2023 |
| Reading School | Secondary | 0.4 miles | Outstanding — 31 Jan 2024 |

## FENSA Certificates

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

### FENSA Certificate #7744130
- **Address:** 16 Eldon Street, READING, RG1 4EA
- **Certificate Issued:** 08/11/2010
- **Work Completed:** 01/10/2010
- **Items:** 4 window(s)