Sold STC Semi-detached

40 READING ROAD

READING, WOODLEY, WOKINGHAM RG5 3DB

3 beds 1 baths 1,066 sq ft Listed 1 Dec 2022 (-1297d)

£500,000

Offers in Excess of

Save

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

## Property Details

| Key | Value |
|-----|-------|
| Address | 40 READING ROAD, READING, WOODLEY, WOKINGHAM RG5 3DB |
| Price | £500,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | TBC |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 99 m² |
| Last sold | £512,000 Aug 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 22/03/2033
- **Current heating cost:** £1,832/year
- **Est. upgrade cost to C:** £33,875

### Recommendations
- A2 (£850 - £1,500)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- W2 (£4,000 - £6,000)
- F (£200 - £400)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- O (£3,300 - £6,500)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2673-3025-9207-3637-3200)

## Description

Offered to the market for the first time in over 60 years and situated within the desirable north Woodley location is this 1930's classic bay fronted, three bedroom semidetached property. The property comprises entrance hall, WC, bay fronted living room, dining room, kitchen, conservatory, three bedrooms and a family bathroom with separate WC. Externally there is driveway parking, detached garage, carport, office and a mature private rear garden offering a high degree of privacy and great potential to extend STPP.

FREEHOLD

COUNCIL TAX BAND - E

## Property Photos

- ![Picture No. 45](/listings/photos/129632702/693906) - Picture No. 45
- ![Picture No. 43](/listings/photos/129632702/693910) - Picture No. 43
- ![Picture No. 16](/listings/photos/129632702/693913) - Picture No. 16
- ![Picture No. 17](/listings/photos/129632702/693917) - Picture No. 17
- ![Picture No. 18](/listings/photos/129632702/693920) - Picture No. 18
- ![Picture No. 05](/listings/photos/129632702/693924) - Picture No. 05
- ![Picture No. 06](/listings/photos/129632702/693930) - Picture No. 06
- ![Picture No. 07](/listings/photos/129632702/693934) - Picture No. 07
- ![Picture No. 09](/listings/photos/129632702/693938) - Picture No. 09
- ![Picture No. 11](/listings/photos/129632702/693941) - Picture No. 11
- ![Picture No. 03](/listings/photos/129632702/693946) - Picture No. 03
- ![Picture No. 20](/listings/photos/129632702/693951) - Picture No. 20
- ![Picture No. 22](/listings/photos/129632702/693956) - Picture No. 22
- ![Picture No. 23](/listings/photos/129632702/693962) - Picture No. 23
- ![Picture No. 26](/listings/photos/129632702/693964) - Picture No. 26
- ![Picture No. 30](/listings/photos/129632702/693968) - Picture No. 30
- ![Picture No. 40](/listings/photos/129632702/693975) - Picture No. 40
- ![Picture No. 42](/listings/photos/129632702/693979) - Picture No. 42
- ![Picture No. 44](/listings/photos/129632702/693983) - Picture No. 44

## Floorplans

- ![Floorplan](/listings/photos/129632702/693984) - Floorplan

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #4838208
- **Address:** 40 Reading Road, Woodley, RG5 3DB
- **Certificate Issued:** 03/07/2007
- **Work Completed:** 11/06/2007
- **Items:** 1 door(s)

### FENSA Certificate #16809782
- **Address:** 40 Reading Road, Woodley, RG5 3DB
- **Certificate Issued:** 18/05/2025
- **Work Completed:** 15/05/2025
- **Items:** 4 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 40 READING ROAD, WOODLEY, READING, WOKINGHAM, RG5 3DB | £512,000 | 18/08/2023 | 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 |
|---------|-------|------|------|
| 23 WESTERN AVENUE, WOODLEY, READING, WOKINGHAM, RG5 3BJ | £705,000 | 18/12/2023 | Semi-detached |
| 56 BRUCE ROAD, WOODLEY, READING, WOKINGHAM, RG5 3DZ | £525,000 | 20/09/2023 | Semi-detached |
| 34 HEADLEY ROAD, WOODLEY, READING, WOKINGHAM, RG5 4JA | £460,000 | 16/06/2023 | Semi-detached |
| [Same street] 24 READING ROAD, WOODLEY, READING, WOKINGHAM, RG5 3DB | £610,000 | 07/06/2023 | Semi-detached |
| 25 BEECHWOOD AVENUE, WOODLEY, READING, WOKINGHAM, RG5 3DE | £450,000 | 02/12/2022 | Semi-detached |
| 69 BRUCE ROAD, WOODLEY, READING, WOKINGHAM, RG5 3DY | £380,000 | 25/11/2022 | Semi-detached |
| 41 WESTERN AVENUE, WOODLEY, READING, WOKINGHAM, RG5 3BJ | £605,000 | 19/07/2022 | Semi-detached |
| 32 WOODWAYE, WOODLEY, READING, WOKINGHAM, RG5 3HA | £440,000 | 20/12/2021 | Semi-detached |
| 58 BRUCE ROAD, WOODLEY, READING, WOKINGHAM, RG5 3DZ | £385,000 | 15/10/2021 | Semi-detached |
| 11 BEECHWOOD AVENUE, WOODLEY, READING, WOKINGHAM, RG5 3DE | £415,000 | 25/06/2021 | Semi-detached |

**Street average:** £610,000 (1 sale)
**Area average:** £485,000 (9 sales)

## Price vs local average

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

- **Local average:** £454,317 (30 Semi-detached, RG5, 2024–2026)
- **Deviation:** +10.1%

## 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 Terraced House, Manners Road, RG5 | £1,800/mo | 3 | 0.16 miles | OpenRent |
| 3 Bed Semi-Detached House, Eynsham Close, RG5 | £2,100/mo | 3 | 0.28 miles | OpenRent |
| 3 Bed Semi-Detached House, Eynsham Close, RG5 | £2,100/mo | 3 | 0.28 miles | OpenRent |
| 3 Bed End Terrace, Woodlands Avenue, RG5 | £1,900/mo | 3 | 0.4 miles | OpenRent |
| 3 Bed Semi-Detached House, Quentin Road, RG5 | £1,850/mo | 3 | 0.53 miles | OpenRent |

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

## 1% Rule

- **Rent ratio:** 0.38% (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:** 4.6%
- **Cost-to-rent:** 21.9×
- **Monthly cashflow:** £-284/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.4%

*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:** £5,051/m²

## Capital growth trend

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

- **5y growth:** 10.1%
- **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)

Picture No. 45 Picture No. 43 Picture No. 16 Picture No. 17 Picture No. 18 Picture No. 05 Picture No. 06 Picture No. 07 Picture No. 09 Picture No. 11 Picture No. 03 Picture No. 20 Picture No. 22 Picture No. 23 Picture No. 26 Picture No. 30 Picture No. 40 Picture No. 42 Picture No. 44

/ 19

Property details

Tenure

FREEHOLD

Floor area

99 m²

Council tax band

TBC

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£512,000 Aug 2023

Price per m²

£5,051/m²

Local average

£454,317 (+10.1%)

Deprivation

Decile 10 (31,194 of 33,755)

Street crime

103 incidents within 1 mile (Apr 2026)

Key features

Three Bedrooms
Semi-Detached
1930's Bay-Fronted
No Onward Chain
Potential to Extend STPP
North Woodley

Additional details

Parking: Yes
Garden: Yes

Description

Listed by

Woodley

The Property Franchise Group

Reference: 129632702

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 23/03/2023

Expiry date: 22/03/2033

Current heating cost: £1,832/year

Potential heating cost: £1,058/year

Est. upgrade cost to C: £33,875

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Flat roof or sloping ceiling insulation (£850 - £1,500)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Floor insulation (solid floor) (£4,000 - £6,000)
Hot water cylinder thermostat (£200 - £400)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #4838208

Property Details

Street: 40 Reading Road

Town: Woodley

Postcode: RG5 3DB

Installation Details

Items: 1 door

Certificate Issued: 03/07/2007

Work Completed: 11/06/2007

This certificate data was retrieved from FENSA's database

FENSA Certificate #16809782 Recent

Property Details

Street: 40 Reading Road

Town: Woodley

Postcode: RG5 3DB

Installation Details

Items: 4 windows

Certificate Issued: 18/05/2025

Work Completed: 15/05/2025

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	18/08/2023 (2 years ago)	£512,000	—

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
23 WESTERN AVENUE, WOODLEY, READING, WOKINGHAM, RG5 3BJ	£705,000	18/12/2023	Semi-detached
56 BRUCE ROAD, WOODLEY, READING, WOKINGHAM, RG5 3DZ	£525,000	20/09/2023	Semi-detached
34 HEADLEY ROAD, WOODLEY, READING, WOKINGHAM, RG5 4JA	£460,000	16/06/2023	Semi-detached
Same street 24 READING ROAD, WOODLEY, READING, WOKINGHAM, RG5 3DB	£610,000	07/06/2023	Semi-detached
25 BEECHWOOD AVENUE, WOODLEY, READING, WOKINGHAM, RG5 3DE	£450,000	02/12/2022	Semi-detached
69 BRUCE ROAD, WOODLEY, READING, WOKINGHAM, RG5 3DY	£380,000	25/11/2022	Semi-detached
41 WESTERN AVENUE, WOODLEY, READING, WOKINGHAM, RG5 3BJ	£605,000	19/07/2022	Semi-detached
32 WOODWAYE, WOODLEY, READING, WOKINGHAM, RG5 3HA	£440,000	20/12/2021	Semi-detached
58 BRUCE ROAD, WOODLEY, READING, WOKINGHAM, RG5 3DZ	£385,000	15/10/2021	Semi-detached
11 BEECHWOOD AVENUE, WOODLEY, READING, WOKINGHAM, RG5 3DE	£415,000	25/06/2021	Semi-detached

Street average: £610,000 (1 sale)

Area average: £485,000 (9 sales)

Capital growth trend

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

5y growth 10.1%

10y growth 13.8%

House Price Index (HM Land Registry — official index, not sold-price averages): Wokingham. Series: Semi-detached. As of March 2026.

1y (index) -0.4%

5y (index) 18.5%

10y (index) 24.9%

Rental Range

Estimated market rent for Wokingham. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,333/mo

Realistic £1,481/mo

Optimistic £1,629/mo

Based on Local Authority from postcode lookup → Wokingham.

Location

Map view View on Google Maps View on OpenStreetMap Street View RG5 3DB

Nearby

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

Type	Name	Distance
Bus stop	Chequers D	0.1 miles
Bus stop	Chequers	0.1 miles
Shop	Unknown	0.1 miles
Train station	Earley	1.1 miles
Train station	Winnersh Triangle	1.4 miles
University	Dreadnought, University of Reading	1.6 miles
University	University of Reading, London Road Campus	2.3 miles
Hospital	Sue Ryder Duchess of Kent Hospice	4.1 miles
Hospital	Prospect Park Hospital	4.6 miles

Street-level crime

Category	Count
Violence and sexual offences	35
Criminal damage and arson	14
Anti-social behaviour	9
Other theft	8
Shoplifting	8
Vehicle crime	8
Public order	7
Burglary	4
Bicycle theft	3
Drugs	3
Other crime	2
Possession of weapons	1
Theft from the person	1
Total incidents	103

Within 1 mile during Apr 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
St Dominic Savio Catholic Primary School	Primary	0.2 miles	Outstanding — 9 Mar 2020
The Ambleside Centre	Nursery	0.3 miles	Outstanding — 14 Jan 2013
Beechwood Primary School	Primary	0.3 miles	Requires improvement — 26 Feb 2024
The Bulmershe School	Secondary	0.4 miles	Good — 29 Nov 2017
Addington School	Other	0.5 miles	Outstanding — 5 Sep 2013

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 Terraced House, Manners Road, RG5	£1,800/mo	3	0.16 miles	OpenRent
3 Bed Semi-Detached House, Eynsham Close, RG5	£2,100/mo	3	0.28 miles	OpenRent
3 Bed Semi-Detached House, Eynsham Close, RG5	£2,100/mo	3	0.28 miles	OpenRent
3 Bed End Terrace, Woodlands Avenue, RG5	£1,900/mo	3	0.4 miles	OpenRent
3 Bed Semi-Detached House, Quentin Road, RG5	£1,850/mo	3	0.53 miles	OpenRent

Average rent: £1,950/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.38%

Max investor price (0.8%) £237,500

Target investor price (1%) £190,000

Gross yield 4.6%

Cost-to-rent ratio 21.9×

Monthly cashflow £-284/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.4%

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).