# 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Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 25/06/2025 — **EXPIRED** (no longer valid for marketing or letting) - **Current heating cost:** £311/year ### Recommendations - W1 (1,200) - E (10) - N (6,000) - O3 (1,400) - U (8,000) [View full EPC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)