Sold STC Semi-detached

85 WATERLOO RISE

READING, READING RG2 0LW

1 beds 1 baths 45 m² Listed 5 Sep 2023 (-1061d)

£210,000

Offers in Excess of

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# 1 bedroom semi-detached house for sale (RG2 0LW)

## Property Details

| Key | Value |
|-----|-------|
| Address | 85 WATERLOO RISE, READING, READING RG2 0LW |
| Price | £210,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | B |
| Last sold | £225,000 Jan 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 25/06/2025 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £311/year

### Recommendations
- W1 (1,200)
- E (10)
- N (6,000)
- O3 (1,400)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8409-7163-3729-5827-9653)

## Description

* Offers in excess of £210,000*

A very well-presented one-bedroom starter home, conveniently located within easy location to M4 J11, Royal Berkshire Hospital, University of Reading and Reading town centre. The accommodation comprises hall, living/dining room, modern fitted kitchen with integrated hob and oven, double bedroom with fitted wardrobes, modern bathroom with shower. Further benefits of this property include gas central heating, allocated parking and an enclosed rear garden.  Viewing highly recommended. Council tax band B. EPC rating C.

**Living Room/Dining Room** - 6.05m x 5.18m'0.30m (19'10 x 17''1) -

**Kitchen** - 2.29m x 1.83m (7'6 x 6'0) -

**Landing** -

**Bedroom** - 4.42m x 2.79m (14'6 x 9'2) -

**Bathroom** -

**Outside** -

**Garden** -

## Property Photos

- ![64_20197.jpg](/listings/photos/139534937/1585247) - 64_20197.jpg
- ![Living room/dining room](/listings/photos/139534937/1585248) - Living room/dining room
- ![Living room/dining room](/listings/photos/139534937/1585249) - Living room/dining room
- ![Living room/dining room](/listings/photos/139534937/1585250) - Living room/dining room
- ![Dining area](/listings/photos/139534937/1585251) - Dining area
- ![82_20197.jpg](/listings/photos/139534937/1585252) - 82_20197.jpg
- ![Kitchen](/listings/photos/139534937/1585253) - Kitchen
- ![66_20197.jpg](/listings/photos/139534937/1585254) - 66_20197.jpg
- ![68_20197.jpg](/listings/photos/139534937/1585255) - 68_20197.jpg
- ![Bedroom](/listings/photos/139534937/1585256) - Bedroom
- ![Bedroom](/listings/photos/139534937/1585257) - Bedroom
- ![Bathroom](/listings/photos/139534937/1585258) - Bathroom
- ![83_20197.jpg](/listings/photos/139534937/1585259) - 83_20197.jpg
- ![87_20197.jpg](/listings/photos/139534937/1585260) - 87_20197.jpg
- ![65_20197.jpg](/listings/photos/139534937/1585261) - 65_20197.jpg
- ![Garden](/listings/photos/139534937/1585262) - Garden
- ![70_20197.jpg](/listings/photos/139534937/1585263) - 70_20197.jpg
- ![Garden](/listings/photos/139534937/1585264) - Garden

## Floorplans

- ![85 Waterloo Rose.jpg](/listings/photos/139534937/1585265) - 85 Waterloo Rose.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/139534937/1585266) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 85 WATERLOO RISE, READING, RG2 0LW | £225,000 | 16/01/2024 | Terraced |
| 85 WATERLOO RISE, READING, RG2 0LW | £200,000 | 06/04/2016 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 21 BOURNE AVENUE, READING, RG2 0DU | £415,000 | 10/03/2025 | Semi-detached |
| [Same street] 83 WATERLOO RISE, READING, RG2 0LW | £212,000 | 20/12/2023 | Terraced |
| [Same street] 39 WATERLOO RISE, READING, RG2 0LW | £165,000 | 26/05/2023 | Flat |
| [Same street] 73 WATERLOO RISE, READING, RG2 0LW | £200,000 | 09/09/2022 | Terraced |
| [Same street] 57 WATERLOO RISE, READING, RG2 0LW | £238,000 | 01/09/2022 | Flat |
| [Same street] 47 WATERLOO RISE, READING, RG2 0LW | £180,000 | 17/08/2022 | Flat |
| 62 BASINGSTOKE ROAD, READING, RG2 0EL | £477,000 | 04/08/2022 | Semi-detached |
| [Same street] 53 WATERLOO RISE, READING, RG2 0LW | £155,000 | 31/05/2022 | Flat |
| 2 SHENSTONE ROAD, READING, RG2 0DT | £365,000 | 17/12/2021 | Semi-detached |
| [Same street] 89 WATERLOO RISE, READING, RG2 0LW | £224,000 | 30/10/2021 | Terraced |
| [Same street] 49 WATERLOO RISE, READING, RG2 0LW | £165,000 | 27/08/2021 | Flat |

**Street average:** £192,375 (8 sales)
**Area average:** £419,000 (3 sales)

## Price vs local average

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

- **Local average:** £408,738 (42 Semi-detached, RG2, 2024–2026)
- **Deviation:** -48.6%

## 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 |
|------|------|------|------|------|
| Studio Flat, Mount Pleasant, RG1 | £1,300/mo | 1 | 0.38 miles | OpenRent |

**Average rent: £1,300/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.62% (weak for cashflow)
- **Max investor price (0.8%):** £162,500
- **Target investor price (1%):** £130,000

*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 £1,300/mo).*

- **Gross yield:** 7.4%
- **Cost-to-rent:** 13.5×
- **Monthly cashflow:** £318/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 6.3%

*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:** £4,667/m²

## Capital growth trend

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

- **5y growth:** 6.3%
- **10y growth:** 19.8%

## 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)

64_20197.jpg Living room/dining room Living room/dining room Living room/dining room Dining area 82_20197.jpg Kitchen 66_20197.jpg 68_20197.jpg Bedroom Bedroom Bathroom 83_20197.jpg 87_20197.jpg 65_20197.jpg Garden 70_20197.jpg Garden

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Property details

Tenure

FREEHOLD

Floor area

45 m²

Council tax band

EPC rating

Last sold

£225,000 Jan 2024

Price per m²

£4,667/m²

Local average

£408,738 (-48.6%)

Deprivation

Decile 3 (8,629 of 33,755)

Street crime

613 incidents within 1 mile (May 2026)

Key features

Well-presented
Private enclosed rear garden
Allocated parking
Easy access to Green Park & M4
Close to Reading town centre
EPC rating C
Tax band B

Additional details

Parking: Yes
Garden: Yes

Description

* Offers in excess of £210,000*
A very well-presented one-bedroom starter home, conveniently located within easy location to M4 J11, Royal Berkshire Hospital, University of Reading and Reading town centre. The accommodation comprises hall, living/dining room, modern fitted kitchen with integrated hob and oven, double bedroom with fitted wardrobes, modern bathroom with shower. Further benefits of this property include gas central heating, allocated parking and an enclosed rear garden. Viewing highly recommended. Council tax band B. EPC rating C.

Living Room/Dining Room - 6.05m x 5.18m'0.30m (19'10 x 17''1) -

Kitchen - 2.29m x 1.83m (7'6 x 6'0) -

Landing -

Bedroom - 4.42m x 2.79m (14'6 x 9'2) -

Bathroom -

Outside -

Garden -

Listed by

Caversham

Sequence (UK) Limited - Connells

Reference: 139534937

EPC Rating & Upgrade Cost

This certificate expired on 25/06/2025. A new EPC may be required before the property can be marketed or let.

Current rating: C

Potential rating: B

Inspection date: 26/06/2015

Expiry date: 25/06/2025 (expired)

Current heating cost: £311/year

Potential heating cost: £269/year

Recommendations

Floor insulation (suspended floor) (1,200)
Low energy lighting for all fixed outlets (10)
Solar water heating (6,000)
Replacement glazing units (1,400)
Solar photovoltaic panels, 2.5 kWp (8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

85 Waterloo Rose.jpg

EPC Graphs

EE Rating

Price history

13% since 2016

Event	Date	Price	% change
Sold	16/01/2024 (2 years ago)	£225,000	+12.5%
Sold	06/04/2016 (10 years ago)	£200,000	—

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
21 BOURNE AVENUE, READING, RG2 0DU	£415,000	10/03/2025	Semi-detached
Same street 83 WATERLOO RISE, READING, RG2 0LW	£212,000	20/12/2023	Terraced
Same street 39 WATERLOO RISE, READING, RG2 0LW	£165,000	26/05/2023	Flat
Same street 73 WATERLOO RISE, READING, RG2 0LW	£200,000	09/09/2022	Terraced
Same street 57 WATERLOO RISE, READING, RG2 0LW	£238,000	01/09/2022	Flat
Same street 47 WATERLOO RISE, READING, RG2 0LW	£180,000	17/08/2022	Flat
62 BASINGSTOKE ROAD, READING, RG2 0EL	£477,000	04/08/2022	Semi-detached
Same street 53 WATERLOO RISE, READING, RG2 0LW	£155,000	31/05/2022	Flat
2 SHENSTONE ROAD, READING, RG2 0DT	£365,000	17/12/2021	Semi-detached
Same street 89 WATERLOO RISE, READING, RG2 0LW	£224,000	30/10/2021	Terraced
Same street 49 WATERLOO RISE, READING, RG2 0LW	£165,000	27/08/2021	Flat

Street average: £192,375 (8 sales)

Area average: £419,000 (3 sales)

Capital growth trend

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

5y growth 6.3%

10y growth 19.8%

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 RG2 0LW

Nearby

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

Type	Name	Distance
Shop	Sunnyside Auto (Specialist Crash Repairs)	0.1 miles
Shop	Merlin Windows	0.1 miles
Bus stop	Elgar Road	0.1 miles
University	University of Reading, London Road Campus	0.6 miles
University	University of Reading - Whiteknights Campus	1.0 miles
Train station	Reading	1.2 miles
Train station	Reading West	1.3 miles
Hospital	St Mark's Hospital	11.3 miles

Street-level crime

Category	Count
Violence and sexual offences	205
Shoplifting	112
Anti-social behaviour	75
Public order	48
Other theft	39
Vehicle crime	24
Criminal damage and arson	23
Drugs	20
Robbery	18
Bicycle theft	15
Burglary	11
Other crime	10
Theft from the person	7
Possession of weapons	6
Total incidents	613

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
New Christ Church Church of England Primary School	Primary	0.1 miles	Good — 10 Nov 2022
The Palmer Primary Academy	Primary	0.1 miles	Good — 15 Jan 2023
Trinity Christian School	Other	0.3 miles	— (No rating)
OneSchool Global Reading Senior Campus	Other	0.4 miles	— (No rating)
Hamilton School	Other	0.4 miles	Good — 23 Jun 2024

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
Studio Flat, Mount Pleasant, RG1	£1,300/mo	1	0.38 miles	OpenRent

Average rent: £1,300/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.62%

Max investor price (0.8%) £162,500

Target investor price (1%) £130,000

Gross yield 7.4%

Cost-to-rent ratio 13.5×

Monthly cashflow £318/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 6.3%

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).

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