Sold Semi-detached

98 HAMILTON ROAD

READING, READING, READING RG1 5RD

4 beds Listed 10 Nov 2006 (-7204d)

£525,000

Guide Price

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# 4 bedroom semi-detached house for sale (RG1 5RD)

## Property Details

| Key | Value |
|-----|-------|
| Address | 98 HAMILTON ROAD, READING, READING, READING RG1 5RD |
| Price | £525,000 |
| Bedrooms | 4 |
| Last sold | £510,000 Apr 2007 |

## Description

Realistic offers invited for the purchase of this imposing semi-detached house set in a sought-after residential address on the edge of the town centre; versatile three-storey accommodation, professionally extended and providing generous four bedroom accommodation arranged over three floors with bathroom, shower room and downstairs cloakroom. Set back from the road, the property has private off-road parking space, while to the rear there is a mature and well-tended walled garden. The ground floor incorporates three separate reception rooms alongside a refurbished kitchen with a range of units in limed oak, complete with integrated appliances, allowing ample space for table and seating as required. Improved and upgraded with care to retain the appeal of original character, the property features sash windows, picture rails and cornice; there is a period fireplace with gas fire in the sitting room. Points to note include gas central heating and partial double-glazing, while the whole will be seen to be in good order. The house stands within convenient reach of local shops and schools plus Palmer Park; there are regular bus routes close-to-hand facilitating access to and from the town centre and mainline rail station.

## Property Photos

- ![Photo](/listings/photos/13497527/1644160)

## FENSA Certificates

This property has 4 FENSA certificate(s) on record.

### FENSA Certificate #1014809
- **Address:** 98 Hamilton Road, Reading, RG1 5RD
- **Certificate Issued:** 19/09/2003
- **Work Completed:** 07/10/2002
- **Items:** 4 window(s)

### FENSA Certificate #11046325
- **Address:** 98 Hamilton Road, READING, RG1 5RD
- **Certificate Issued:** 15/06/2015
- **Work Completed:** 03/06/2015
- **Items:** 5 window(s), 2 door(s)

### FENSA Certificate #12380022
- **Address:** 98 Hamilton Road, READING, RG1 5RD
- **Certificate Issued:** 07/06/2017
- **Work Completed:** 20/04/2017
- **Items:** 4 window(s), 1 door(s)

### FENSA Certificate #14945515
- **Address:** 98 Hamilton Road, READING, RG1 5RD
- **Certificate Issued:** 19/12/2021
- **Work Completed:** 20/10/2021
- **Items:** 7 window(s)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 98 HAMILTON ROAD, READING, RG1 5RD | £510,000 | 18/04/2007 | Semi-detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 39 CARNARVON ROAD, READING, RG1 5SB | £330,000 | 06/01/2026 | Semi-detached |
| 25 COLLEGE ROAD, READING, RG6 1QE | £690,000 | 18/12/2023 | Semi-detached |
| 4 CARNARVON ROAD, READING, RG1 5SD | £615,000 | 13/12/2023 | Semi-detached |
| 59 EASTERN AVENUE, READING, RG1 5SQ | £865,000 | 14/08/2023 | Semi-detached |
| 62 HAMILTON ROAD, READING, RG1 5RD | £455,000 | 12/05/2023 | Semi-detached |
| 4 CARNARVON ROAD, READING, RG1 5SD | £439,500 | 17/11/2022 | Semi-detached |
| 4 BULMERSHE ROAD, READING, RG1 5RJ | £560,000 | 27/09/2022 | Semi-detached |
| 24 EASTERN AVENUE, READING, RG1 5RY | £565,000 | 05/09/2022 | Semi-detached |
| 48 COLLEGE ROAD, READING, RG6 1QB | £606,000 | 24/06/2022 | Semi-detached |
| 58 HAMILTON ROAD, READING, RG1 5RD | £430,000 | 01/02/2022 | Semi-detached |
| 70 EASTERN AVENUE, READING, RG1 5SF | £415,500 | 31/01/2022 | Semi-detached |
| 108 ADDINGTON ROAD, READING, RG1 5PX | £361,000 | 26/01/2022 | Semi-detached |
| 86 HAMILTON ROAD, READING, RG1 5RD | £745,000 | 19/01/2022 | Semi-detached |
| 128 CRESCENT ROAD, READING, RG1 5SN | £425,000 | 29/10/2021 | Semi-detached |
| 21 CARNARVON ROAD, READING, RG1 5SB | £441,000 | 30/09/2021 | Semi-detached |
| 71 DE BEAUVOIR ROAD, READING, RG1 5NR | £347,000 | 30/09/2021 | Semi-detached |
| 24 BULMERSHE ROAD, READING, RG1 5RJ | £473,000 | 29/09/2021 | Semi-detached |
| 3 EASTERN AVENUE, READING, RG1 5RU | £595,500 | 13/08/2021 | Semi-detached |

**Area average:** £519,917 (18 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £504,779 (7 Semi-detached, RG1, 2024–2026)
- **Deviation:** +4%

## 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 |
|------|------|------|------|------|
| 4 Bed Terraced House, Blenheim Road, RG1 | £2,150/mo | 4 | 0.21 miles | OpenRent |

**Average rent: £2,150/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.41% (weak for cashflow)
- **Max investor price (0.8%):** £268,750
- **Target investor price (1%):** £215,000

*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 £2,150/mo).*

- **Gross yield:** 4.9%
- **Cost-to-rent:** 20.3×
- **Monthly cashflow:** £-158/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.2%

*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).*

## Capital growth trend

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

- **10y growth:** 1.8%

## 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%

## 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)

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Property details

Last sold

£510,000 Apr 2007

Local average

£504,779 (+4%)

Deprivation

Decile 7 (20,916 of 33,755)

Street crime

382 incidents within 1 mile (May 2026)

Key features

Imposing Semi - Detached
Four Bedrooms
Professionally Extended
Character Appeal
Refurbished Kitchen
Bathroom + Shower Room
Downstairs Cloakroom
Parking, Walled Garden

Description

Listed by

Reading

Foxtons

Reference: 13497527

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

FENSA Certificates

This property has 4 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #1014809

Property Details

Street: 98 Hamilton Road

Town: Reading

Postcode: RG1 5RD

Installation Details

Items: 4 windows

Certificate Issued: 19/09/2003

Work Completed: 07/10/2002

This certificate data was retrieved from FENSA's database

FENSA Certificate #11046325

Property Details

Street: 98 Hamilton Road

Town: READING

Postcode: RG1 5RD

Installation Details

Items: 5 windows and 2 doors

Certificate Issued: 15/06/2015

Work Completed: 03/06/2015

This certificate data was retrieved from FENSA's database

FENSA Certificate #12380022

Property Details

Street: 98 Hamilton Road

Town: READING

Postcode: RG1 5RD

Installation Details

Items: 4 windows and 1 door

Certificate Issued: 07/06/2017

Work Completed: 20/04/2017

This certificate data was retrieved from FENSA's database

FENSA Certificate #14945515 Recent

Property Details

Street: 98 Hamilton Road

Town: READING

Postcode: RG1 5RD

Installation Details

Items: 7 windows

Certificate Issued: 19/12/2021

Work Completed: 20/10/2021

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	18/04/2007 (19 years ago)	£510,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
39 CARNARVON ROAD, READING, RG1 5SB	£330,000	06/01/2026	Semi-detached
25 COLLEGE ROAD, READING, RG6 1QE	£690,000	18/12/2023	Semi-detached
4 CARNARVON ROAD, READING, RG1 5SD	£615,000	13/12/2023	Semi-detached
59 EASTERN AVENUE, READING, RG1 5SQ	£865,000	14/08/2023	Semi-detached
62 HAMILTON ROAD, READING, RG1 5RD	£455,000	12/05/2023	Semi-detached
4 CARNARVON ROAD, READING, RG1 5SD	£439,500	17/11/2022	Semi-detached
4 BULMERSHE ROAD, READING, RG1 5RJ	£560,000	27/09/2022	Semi-detached
24 EASTERN AVENUE, READING, RG1 5RY	£565,000	05/09/2022	Semi-detached
48 COLLEGE ROAD, READING, RG6 1QB	£606,000	24/06/2022	Semi-detached
58 HAMILTON ROAD, READING, RG1 5RD	£430,000	01/02/2022	Semi-detached
70 EASTERN AVENUE, READING, RG1 5SF	£415,500	31/01/2022	Semi-detached
108 ADDINGTON ROAD, READING, RG1 5PX	£361,000	26/01/2022	Semi-detached
86 HAMILTON ROAD, READING, RG1 5RD	£745,000	19/01/2022	Semi-detached
128 CRESCENT ROAD, READING, RG1 5SN	£425,000	29/10/2021	Semi-detached
21 CARNARVON ROAD, READING, RG1 5SB	£441,000	30/09/2021	Semi-detached
71 DE BEAUVOIR ROAD, READING, RG1 5NR	£347,000	30/09/2021	Semi-detached
24 BULMERSHE ROAD, READING, RG1 5RJ	£473,000	29/09/2021	Semi-detached
3 EASTERN AVENUE, READING, RG1 5RU	£595,500	13/08/2021	Semi-detached

Area average: £519,917 (18 sales)

Capital growth trend

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

10y growth 1.8%

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.

Location

Map view View on Google Maps View on OpenStreetMap Street View RG1 5RD

Nearby

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

Type	Name	Distance
Bus stop	College Road	0.1 miles
Bus stop	Hamilton Road	0.1 miles
Shop	Gabriela Art Tattoo	0.2 miles
Shop	AlexAndra Beauty Studio	0.2 miles
University	University of Reading, London Road Campus	0.7 miles
University	University of Reading - Whiteknights Campus	0.7 miles
Train station	Reading	1.3 miles
Train station	Earley	1.4 miles
Hospital	St Mark's Hospital	10.1 miles
Hospital	Marlow Community Hospital	11.4 miles

Street-level crime

Category	Count
Violence and sexual offences	132
Shoplifting	80
Anti-social behaviour	38
Other theft	28
Public order	23
Vehicle crime	16
Burglary	13
Criminal damage and arson	13
Robbery	10
Bicycle theft	8
Drugs	8
Other crime	5
Theft from the person	5
Possession of weapons	3
Total incidents	382

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
Maiden Erlegh School in Reading	Secondary	0.3 miles	Good — 5 Jul 2018
Redlands Primary School	Primary	0.3 miles	Requires improvement — 1 Feb 2023
UTC Reading	Secondary	0.3 miles	Inadequate — 30 Mar 2023
St Joseph's College	Other	0.3 miles	— (No rating)
Alfred Sutton Primary School	Primary	0.4 miles	Good — 9 Nov 2012

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
4 Bed Terraced House, Blenheim Road, RG1	£2,150/mo	4	0.21 miles	OpenRent

Average rent: £2,150/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.41%

Max investor price (0.8%) £268,750

Target investor price (1%) £215,000

Gross yield 4.9%

Cost-to-rent ratio 20.3×

Monthly cashflow £-158/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -1.2%

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).