# 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)