# 6 bedroom semi-detached house for sale (RG1 5RD) ## Property Details | Key | Value | |-----|-------| | Address | 28 HAMILTON ROAD, READING, READING RG1 5RD | | Price | £950,000 | | Bathrooms | 2 | | Council tax | TBC | | Floor area | 239 m² | | Last sold | £799,000 Jul 2015 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 03/04/2035 - **Current heating cost:** £2,654/year - **Est. upgrade cost to C:** £23,500 ### Recommendations - Q (£4,000 - £14,000) - W2 (£4,000 - £6,000) - D (£80 - £120) - 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/4800-2747-0922-3402-3453) ## Description This spacious and rarely available six-bedroom Victorian semi-detached home, built in 1867, is now offered to the market. The property features two reception rooms plus a generous conservatory, a substantial, mature and well organised garden with a large vegetable patch. In-out driveway with ample off street parking. Situated in the heart of the University area, the home spans four floors, providing flexible living space perfect for family life. Located approximately 1.5 miles from the town centre, it is well-served by local bus routes, amenities, Palmer Park, and the A329M. A variety of respected state and independent schools are also within walking distance. The property retains many original features, including fireplaces, sash windows, wooden flooring, high skirting boards, coving, picture rails, and shutters. EPC D. Local Information The Reading University area is situated just east of Reading centre and stretches between the main campus on the Shinfield road (A327) and the Wokingham road (A329) offering easy access of both the M4 and A329 motorways. This highly sought after suburb has a wide range of local amenities including Reading's top schools, Reading College, the Royal Berkshire Hospital, Reading bowls club, shops, gardens, parks and sports facilities. Some of Reading's most prestigious roads and conservation areas fall in this area with a variety of period and modern property on offer. There are excellent bus links into town and the nearest bus stop is a short walk away. Accommodation A grand entrance hall provides access to both the main reception rooms and the rear porch. Each reception room features a charming fireplace and elegant floor-to-ceiling shuttered doors that open into the conservatory. The lower ground level boasts a modern fitted kitchen/breakfast room equipped with an electric hob, double oven, and dishwasher, alongside a utility area and a cold store. This level also includes a sleek, modern bathroom with a rainfall shower and a versatile guest bedroom or family room. The first floor comprises two spacious double bedrooms, stylish bathroom, and a separate toilet. The top floor offers two additional double bedrooms and a smaller single bedroom, completing this beautifully arranged home. Outside Space The property features an in-out gravel driveway with ample off-road parking and gated access to the garden. A standout feature is the sunny, southwest-facing garden, thoughtfully designed with fencing and shrubs for natural segmentation. It includes two lawn areas, three seating areas and a vegetable patch, and a variety of fruit trees, including Mulberry, Cherry, Pear, and Apple. Additional amenities comprise two storage sheds, three outdoor taps, and an external electric power point and outside fridge. Additional Information Water, mains, gas and electric connected. Reading Borough Council Council Tax Band F CONVEYANCING We work with DT Conveyancing to help you buy your property with confidence. Your dedicated conveyancer will keep you informed at every stage from start to finish. Making your move a stress-free and straightforward as possible. MORTGAGES YOUR HOME MAY BE REPOSSESSED IF YOU DO NOT KEEP UP REPAYMENTS ON YOUR MORTGAGE Exclusive deals are made available to Embrace Financial Services by PRIMIS Mortgage Network, to which Embrace Financial Services are an Appointed Representative Davis Tate Limited is an Introducer Appointed Representative of PRIMIS Mortgage Network, a trading name of First Complete Limited which is authorised and regulated by the Financial Conduct Authority for mortgages, protection insurance and general insurance products. Embrace Financial Services Ltd. is an Appointed Representative of PRIMIS Mortgage Network, a trading name of First Complete Ltd which is authorised and regulated by the Financial Conduct Authority. LETTINGS and MANAGEMENT We offer a complete range of services for Landlords, from fully managed lets to advertising only. Each Landlord who chooses full management has a personal Property Manager and all our fees are based on a ‘no let - no fee’ basis. DISCLAIMER These particulars are a general guide only. They do not form part of any contract. Services, systems and appliances have not been tested. BUYERS INFORMATION To conform with government Money Laundering Regulations 2019, we are required to confirm the identity of all prospective buyers. We use the services of a third party, Lifetime Legal, who will contact you directly at an agreed time to do this. They will need the full name, date of birth and current address of all buyers. There is a nominal charge of £78 including VAT for this (for the transaction not per person), payable direct to Lifetime Legal. Please note, we are unable to issue a memorandum of sale until the checks are complete. REFERRAL FEES We may refer you to recommended providers of ancillary services such as Conveyancing, Financial Services, Insurance and Surveying. We may receive a commission payment fee or other benefit (known as a referral fee) for recommending their services. You are not under any obligation to use the services of the recommended provider. The ancillary service provider may be an associated company of Davis Tate. DRE210202/ ## Property Photos - ![Picture No. 60](/listings/photos/156978842/1644094) - Picture No. 60 - ![Picture No. 75](/listings/photos/156978842/1644095) - Picture No. 75 - ![Picture No. 80](/listings/photos/156978842/1644098) - Picture No. 80 - ![Picture No. 81](/listings/photos/156978842/1644101) - Picture No. 81 - ![Picture No. 83](/listings/photos/156978842/1644102) - Picture No. 83 - ![Picture No. 58](/listings/photos/156978842/1644103) - Picture No. 58 - ![Picture No. 63](/listings/photos/156978842/1644105) - Picture No. 63 - ![Picture No. 68](/listings/photos/156978842/1644106) - Picture No. 68 - ![Picture No. 65](/listings/photos/156978842/1644107) - Picture No. 65 - ![Picture No. 56](/listings/photos/156978842/1644108) - Picture No. 56 - ![Picture No. 66](/listings/photos/156978842/1644109) - Picture No. 66 - ![Picture No. 67](/listings/photos/156978842/1644110) - Picture No. 67 - ![Picture No. 69](/listings/photos/156978842/1644113) - Picture No. 69 - ![Picture No. 70](/listings/photos/156978842/1644114) - Picture No. 70 - ![Picture No. 71](/listings/photos/156978842/1644115) - Picture No. 71 - ![Picture No. 72](/listings/photos/156978842/1644116) - Picture No. 72 - ![Picture No. 74](/listings/photos/156978842/1644117) - Picture No. 74 - ![Picture No. 73](/listings/photos/156978842/1644119) - Picture No. 73 - ![Picture No. 76](/listings/photos/156978842/1644120) - Picture No. 76 - ![Picture No. 79](/listings/photos/156978842/1644121) - Picture No. 79 - ![Picture No. 57](/listings/photos/156978842/1644122) - Picture No. 57 - ![Picture No. 55](/listings/photos/156978842/1644123) - Picture No. 55 - ![Picture No. 61](/listings/photos/156978842/1644124) - Picture No. 61 - ![Picture No. 62](/listings/photos/156978842/1644125) - Picture No. 62 - ![Picture No. 82](/listings/photos/156978842/1644126) - Picture No. 82 - ![Picture No. 78](/listings/photos/156978842/1644128) - Picture No. 78 - ![Picture No. 59](/listings/photos/156978842/1644129) - Picture No. 59 ## Floorplans - ![Floorplan](/listings/photos/156978842/1644130) - Floorplan ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 28 HAMILTON ROAD, READING, RG1 5RD | £799,000 | 15/07/2015 | 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 | | 108 ADDINGTON ROAD, READING, RG1 5PX | £361,000 | 26/01/2022 | 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 | | 71 DE BEAUVOIR ROAD, READING, RG1 5NR | £347,000 | 30/09/2021 | 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:** £515,233 (15 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £504,779 (7 Semi-detached, RG1, 2024–2026) - **Deviation:** +88.2% ## 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. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | 3 Bed Terraced House, Cardigan Road, RG1 | £1,650/mo | 3 | 0.2 miles | OpenRent | | 6 Bed Terraced House, St. Bartholomews Road, RG1 | £4,500/mo | 6 | 0.21 miles | OpenRent | | 4 Bed Terraced House, Blenheim Road, RG1 | £2,150/mo | 4 | 0.21 miles | OpenRent | | 6 Bed Terraced House, College Road, RG6 | £4,000/mo | 6 | 0.21 miles | OpenRent | | 5 Bed End Terrace, Blenheim Gardens, RG1 | £3,000/mo | 5 | 0.22 miles | OpenRent | | 2 Bed Flat, London Road Available Immediately, RG1 | £1,300/mo | 2 | 0.22 miles | OpenRent | | 2 Bed Flat, London Road Neraby To Hospital/Uni, RG1 | £1,300/mo | 2 | 0.22 miles | OpenRent | | 2 Bed Flat, London Road Reading, RG1 | £1,300/mo | 2 | 0.22 miles | OpenRent | | 2 Bed Flat, London Road Available Immediately, RG1 | £1,300/mo | 2 | 0.22 miles | OpenRent | | 2 Bed Flat, Hospital /Uni Area, RG1 | £1,300/mo | 2 | 0.22 miles | OpenRent | | 2 Bed Flat, London Road Nearby To Hospital/Uni, RG1 | £1,500/mo | 2 | 0.22 miles | OpenRent | | 2 Bed Flat, London Road Reading Nearby To Rbh, RG1 | £1,300/mo | 2 | 0.23 miles | OpenRent | | 2 Bed Flat, London Road Uni\Town Centre Location, RG1 | £1,300/mo | 2 | 0.23 miles | OpenRent | | 2 Bed Flat, London Road Nearby To Hospital/Uni, RG1 | £1,300/mo | 2 | 0.23 miles | OpenRent | | 1 Bed Flat, London Road, RG1 | £1,050/mo | 1 | 0.24 miles | OpenRent | | 1 Bed Flat, Cardigan Gardens, RG1 | £1,250/mo | 1 | 0.24 miles | OpenRent | | 2 Bed Terraced House, Donnington Gardens, RG1 | £3,000/mo | 2 | 0.27 miles | OpenRent | | 2 Bed Terraced House, Norwood Road, RG1 | £1,600/mo | 2 | 0.3 miles | OpenRent | **Average rent: £1,894/mo (18 listings)** ## 1% Rule - **Rent ratio:** 0.14% (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:** 1.6% - **Cost-to-rent:** 60.9× - **Monthly cashflow:** £-2,596/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -11.3% *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:** £3,975/m² ## 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)