# 3 bedroom semi-detached house for sale (RG5 3LS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 33 NIGHTINGALE ROAD, READING, WOODLEY, WOKINGHAM RG5 3LS |
| Price | £450,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | TBC |
| Last sold | £455,000 May 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 05/05/2025 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £679/year
- **Est. upgrade cost to C:** £16,375

### Recommendations
- A (£100 - £350)
- B (£500 - £1,500)
- W1 (£800 - £1,200)
- E (£50)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0530-2856-7956-9705-7781)

## Description

****NO ONWARD CHAIN****

Romans are delighted to bring to the market this three-bedroom semi-detached home located in the popular area of South Lake.

The property offers a large lounge/diner, separate kitchen, three bedrooms including two doubles and family bathroom. Additional benefits include a private rear garden, garage, and driveway parking for several cars. 

There is also scope for extending subject to the usual planning permissions.  The location of this home is perfect for families with fantastic schools nearby and scenic walks. Earley train station and the Woodley town centre are walkable from the property, and you are a short drive from Twyford station, Reading/Wokingham town centre and Dinton Pastures Country Park. 

Viewings are highly recommended.

## Property Photos

- ![1005539 (16).jpg](/listings/photos/86243400/413091) - 1005539 (16).jpg
- ![1005539 (18).jpg](/listings/photos/86243400/413093) - 1005539 (18).jpg
- ![1005539 (2).jpg](/listings/photos/86243400/413098) - 1005539 (2).jpg
- ![1005539 (5).jpg](/listings/photos/86243400/413110) - 1005539 (5).jpg
- ![1005539 (8).jpg](/listings/photos/86243400/413116) - 1005539 (8).jpg
- ![1005539 (4).jpg](/listings/photos/86243400/413120) - 1005539 (4).jpg
- ![1005539 (11).jpg](/listings/photos/86243400/413121) - 1005539 (11).jpg
- ![1005539 (6).jpg](/listings/photos/86243400/413122) - 1005539 (6).jpg
- ![1005539 (7).jpg](/listings/photos/86243400/413123) - 1005539 (7).jpg
- ![1005539 (9).jpg](/listings/photos/86243400/413124) - 1005539 (9).jpg

## Floorplans

- ![1005539 L.jpg](/listings/photos/86243400/413125) - 1005539 L.jpg

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/86243400/413127) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 33 NIGHTINGALE ROAD, WOODLEY, READING, WOKINGHAM, RG5 3LS | £455,000 | 30/05/2024 | 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 |
|---------|-------|------|------|
| 31 ANTRIM ROAD, WOODLEY, READING, WOKINGHAM, RG5 3NU | £525,000 | 20/11/2025 | Semi-detached |
| 50 DUNCAN ROAD, WOODLEY, READING, WOKINGHAM, RG5 4HS | £430,000 | 03/03/2025 | Semi-detached |
| 1 LIVINGSTONE GARDENS, WOODLEY, READING, WOKINGHAM, RG5 3LT | £475,000 | 29/11/2023 | Semi-detached |
| 38 NIGHTINGALE ROAD, WOODLEY, READING, WOKINGHAM, RG5 3LU | £385,000 | 29/09/2023 | Semi-detached |
| 23 PENROSE AVENUE, WOODLEY, READING, WOKINGHAM, RG5 3PA | £440,000 | 11/08/2023 | Semi-detached |
| [Same street] 27 NIGHTINGALE ROAD, WOODLEY, READING, WOKINGHAM, RG5 3LS | £390,000 | 24/06/2023 | Semi-detached |
| 74 MALONE ROAD, WOODLEY, READING, WOKINGHAM, RG5 3NJ | £420,000 | 30/05/2023 | Semi-detached |
| 17 CROCKHAMWELL ROAD, WOODLEY, READING, WOKINGHAM, RG5 3LF | £400,000 | 12/05/2023 | Semi-detached |
| 115 NIGHTINGALE ROAD, WOODLEY, READING, WOKINGHAM, RG5 3LY | £402,000 | 09/05/2023 | Semi-detached |
| [Same street] 31 NIGHTINGALE ROAD, WOODLEY, READING, WOKINGHAM, RG5 3LS | £440,000 | 13/03/2023 | Semi-detached |
| 48 MALONE ROAD, WOODLEY, READING, WOKINGHAM, RG5 3NJ | £350,000 | 28/02/2023 | Semi-detached |
| 50 CROCKHAMWELL ROAD, WOODLEY, READING, WOKINGHAM, RG5 3LB | £480,000 | 25/11/2022 | Semi-detached |
| 66 MALONE ROAD, WOODLEY, READING, WOKINGHAM, RG5 3NJ | £402,000 | 21/11/2022 | Semi-detached |
| 60 NIGHTINGALE ROAD, WOODLEY, READING, WOKINGHAM, RG5 3LU | £490,000 | 11/11/2022 | Semi-detached |
| 37 CARTMEL DRIVE, WOODLEY, READING, WOKINGHAM, RG5 3NG | £415,000 | 31/10/2022 | Semi-detached |
| 61 MALONE ROAD, WOODLEY, READING, WOKINGHAM, RG5 3NL | £483,000 | 25/10/2022 | Semi-detached |
| 11 LIVINGSTONE GARDENS, WOODLEY, READING, WOKINGHAM, RG5 3LT | £461,000 | 30/09/2022 | Semi-detached |
| 110 HIGHGATE ROAD, WOODLEY, READING, WOKINGHAM, RG5 3QR | £470,000 | 09/09/2022 | Semi-detached |
| 21 SOUTH LAKE CRESCENT, WOODLEY, READING, WOKINGHAM, RG5 3QW | £410,500 | 06/09/2022 | Semi-detached |
| 35 ANTRIM ROAD, WOODLEY, READING, WOKINGHAM, RG5 3NU | £480,000 | 30/08/2022 | Semi-detached |
| 72 NIGHTINGALE ROAD, WOODLEY, READING, WOKINGHAM, RG5 3LU | £445,000 | 22/08/2022 | Semi-detached |
| 97 NIGHTINGALE ROAD, WOODLEY, READING, WOKINGHAM, RG5 3LY | £405,000 | 15/08/2022 | Semi-detached |
| [Same street] 23 NIGHTINGALE ROAD, WOODLEY, READING, WOKINGHAM, RG5 3LS | £474,000 | 20/06/2022 | Semi-detached |

**Street average:** £434,667 (3 sales)
**Area average:** £438,425 (20 sales)

## Price vs local average

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

- **Local average:** £454,317 (30 Semi-detached, RG5, 2024–2026)
- **Deviation:** -1%

## Rental Range

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

- **Low:** £1,333/mo
- **Realistic:** £1,481/mo
- **Optimistic:** £1,629/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, Quentin Road, RG5 | £1,850/mo | 3 | 0.36 miles | OpenRent |
| 3 Bed End Terrace, Woodlands Avenue, RG5 | £1,900/mo | 3 | 0.54 miles | OpenRent |
| 3 Bed Bungalow, Wokingham Road, RG6 | £1,800/mo | 3 | 0.62 miles | OpenRent |
| 3 Bed Bungalow, Earley, RG6 | £2,200/mo | 3 | 0.76 miles | OpenRent |
| 3 Bed Detached House, Eastcourt Avenue, RG6 | £2,000/mo | 3 | 1.04 miles | OpenRent |

**Average rent: £1,950/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.42% (weak for cashflow)
- **Max investor price (0.8%):** £237,500
- **Target investor price (1%):** £190,000

*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 £1,900/mo).*

- **Gross yield:** 5.1%
- **Cost-to-rent:** 19.7×
- **Monthly cashflow:** £-87/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.8%

*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).*

## Price per Square Metre

- **£/m²:** £5,357/m²

## Capital growth trend

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

- **5y growth:** 8.2%
- **10y growth:** 13.8%

## House Price Index (HM Land Registry)

*Official index for Wokingham; Semi-detached series; as of March 2026.*

- **1y growth (index):** -0.4%
- **5y growth (index):** 18.5%
- **10y growth (index):** 24.9%

## 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)