Sold STC Semi-detached

72 HAMILTON ROAD

READING, READING RG1 5RD

5 beds 2 baths 154 m² Listed 23 Mar 2018 (-3053d)

£769,950

Reduced on 8 May 2018

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

## Property Details

| Key | Value |
|-----|-------|
| Address | 72 HAMILTON ROAD, READING, READING RG1 5RD |
| Price | £769,950 |
| Bedrooms | 5 |
| Bathrooms | 2 |
| Last sold | £740,000 Aug 2018 |

## Description

**Sitting Room** 5.03m (16'6)  x 3.78m (12'5)

**Family Room ** 4.22m (13'10)  x 3.61m (11'10)

**Dining Room** 3.96m (13')  x 3.63m (11'11)

**Kitchen** 4.19m (13'9)  x 2.64m (8'8)

**Cellar** 2.69m (8'10)  x 2.41m (7'11)

**Bedroom One** 5m (16'5)  x 3.2m (10'6)

**Bedroom Two ** 4.27m (14')  x 3.58m (11'9)

**Bedroom Three** 3.51m (11'6)  x 2.03m (6'8)

**Bedroom Four** 4.17m (13'8)  x 3.2m (10'6)

**Bedroom Five** 3.63m (11'11)  x 3.1m (10'2)

**Outside**

A particular feature of the house is the mature south-westerly facing garden with a brick edged paved patio and pathway flanked by shrub beds with a water feature and lawned garden. The pathway leads to a further patio area with a mature fruit tree and storage shed.

**Parking**

At the front of the property is driveway parking for two vehicles.

**Agents Note **

Resident parking restrictions are in operation in the University area and the residents of Hamilton Road are currently involved in a consultancy process in conjunction with Reading Borough Council to introduce a residents permit scheme. For further information interested parties should contact Reading Borough Council on 0118 937 3787.

**General Note**

Local Authority: Reading Borough Council

Council Tax Band: F

## Property Photos

- ![Main Image  (Main)](/listings/photos/72199952/1644054) - Main Image  (Main)
- ![Sitting Room](/listings/photos/72199952/1644055) - Sitting Room
- ![Family Room ](/listings/photos/72199952/1644056) - Family Room 
- ![Dining Room ](/listings/photos/72199952/1644058) - Dining Room 
- ![Kitchen ](/listings/photos/72199952/1644059) - Kitchen 
- ![Bedroom One ](/listings/photos/72199952/1644060) - Bedroom One 
- ![Bedroom Two ](/listings/photos/72199952/1644061) - Bedroom Two 
- ![Bedroom Four ](/listings/photos/72199952/1644063) - Bedroom Four 
- ![Bedroom Five ](/listings/photos/72199952/1644064) - Bedroom Five 
- ![Bathroom ](/listings/photos/72199952/1644073) - Bathroom 
- ![Garden ](/listings/photos/72199952/1644080) - Garden 
- ![Rear Image ](/listings/photos/72199952/1644082) - Rear Image

## Floorplans

- ![Floor Plan](/listings/photos/72199952/1644090) - Floor Plan

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 72 HAMILTON ROAD, READING, RG1 5RD | £740,000 | 10/08/2018 | 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 |
| [Same street] 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 |
| [Same street] 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 |
| [Same street] 86 HAMILTON ROAD, READING, RG1 5RD | £745,000 | 19/01/2022 | Semi-detached |
| [Same street] 24 HAMILTON ROAD, READING, RG1 5RD | £580,000 | 15/12/2021 | Terraced |
| 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 |
| 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 |

**Street average:** £552,500 (4 sales)
**Area average:** £540,038 (13 sales)

## Price vs local average

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

- **Local average:** £504,779 (7 Semi-detached, RG1, 2024–2026)
- **Deviation:** +52.5%

## 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 |
|------|------|------|------|------|
| 5 Bed End Terrace, Blenheim Gardens, RG1 | £3,000/mo | 5 | 0.21 miles | OpenRent |

**Average rent: £3,000/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £375,000
- **Target investor price (1%):** £300,000

*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 £3,000/mo).*

- **Gross yield:** 4.7%
- **Cost-to-rent:** 21.4×
- **Monthly cashflow:** £-357/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.9%

*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)

Main Image (Main) Sitting Room Family Room Dining Room Kitchen Bedroom One Bedroom Two Bedroom Four Bedroom Five Bathroom Garden Rear Image

/ 12

Property details

Tenure

FREEHOLD

Floor area

154 m²

Last sold

£740,000 Aug 2018

Local average

£504,779 (+52.5%)

Deprivation

Decile 7 (20,916 of 33,755)

Street crime

358 incidents within 1 mile (May 2026)

Key features

Five bedrooms
Sitting room with fireplace
Dining room with French doors to garden
Breakfast room with period range; EPC rating: D
Fitted kitchen with granite work surfaces
Established south-westerly aspect garden

Additional details

Parking: Yes
Garden: Yes

Description

This delightful three-storey bay fronted Victorian home is located in a prime University address and has been sympathetically improved and updated whilst retaining period features and enjoys a south-westerly aspect private garden. With fireplaces to most rooms, exposed floorboards and an original range in the breakfast room the property will appeal to purchasers seeking a lovely period home with excellent transport links and within walking distance of the town centre, good state and independent schools, hospital and University campus. The generous living accommodation is set out over three floors and incorporates three reception rooms alongside a modern fitted kitchen with a useful cellar while the upper floors incorporate five bedrooms, bathroom and separate shower room.

Sitting Room 5.03m (16'6) x 3.78m (12'5)

Family Room 4.22m (13'10) x 3.61m (11'10)

Dining Room 3.96m (13') x 3.63m (11'11)

Kitchen 4.19m (13'9) x 2.64m (8'8)

Cellar 2.69m (8'10) x 2.41m (7'11)

Bedroom One 5m (16'5) x 3.2m (10'6)

Bedroom Two 4.27m (14') x 3.58m (11'9)

Bedroom Three 3.51m (11'6) x 2.03m (6'8)

Bedroom Four 4.17m (13'8) x 3.2m (10'6)

Bedroom Five 3.63m (11'11) x 3.1m (10'2)

Outside
A particular feature of the house is the mature south-westerly facing garden with a brick edged paved patio and pathway flanked by shrub beds with a water feature and lawned garden. The pathway leads to a further patio area with a mature fruit tree and storage shed.
Parking
At the front of the property is driveway parking for two vehicles.
Agents Note
Resident parking restrictions are in operation in the University area and the residents of Hamilton Road are currently involved in a consultancy process in conjunction with Reading Borough Council to introduce a residents permit scheme. For further information interested parties should contact Reading Borough Council on 0118 937 3787.
General Note
Local Authority: Reading Borough Council
Council Tax Band: F

Listed by

Reading

Foxtons

Reference: 72199952

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floor Plan

Price history

Event	Date	Price	% change
Sold	10/08/2018 (7 years ago)	£740,000	—

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
Same street 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
Same street 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
Same street 86 HAMILTON ROAD, READING, RG1 5RD	£745,000	19/01/2022	Semi-detached
Same street 24 HAMILTON ROAD, READING, RG1 5RD	£580,000	15/12/2021	Terraced
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
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

Street average: £552,500 (4 sales)

Area average: £540,038 (13 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	0.2 miles
Shop	Gabriela Art Tattoo	0.2 miles
Shop	AlexAndra Beauty Studio	0.2 miles
University	University of Reading - Whiteknights Campus	0.7 miles
University	University of Reading, London Road Campus	0.7 miles
Train station	Earley	1.3 miles
Train station	Reading	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	118
Shoplifting	81
Anti-social behaviour	33
Other theft	28
Public order	23
Vehicle crime	15
Criminal damage and arson	12
Robbery	10
Burglary	9
Bicycle theft	8
Drugs	8
Other crime	5
Theft from the person	5
Possession of weapons	3
Total incidents	358

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	0.2 miles	Good — 5 Jul 2018
UTC Reading	Secondary	0.2 miles	Inadequate — 30 Mar 2023
Redlands Primary School	Primary	0.3 miles	Requires improvement — 1 Feb 2023
St Joseph's College	Other	0.3 miles	— (No rating)
Alfred Sutton Primary School	Primary	0.3 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
5 Bed End Terrace, Blenheim Gardens, RG1	£3,000/mo	5	0.21 miles	OpenRent

Average rent: £3,000/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.39%

Max investor price (0.8%) £375,000

Target investor price (1%) £300,000

Gross yield 4.7%

Cost-to-rent ratio 21.4×

Monthly cashflow £-357/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -1.9%

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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