# 2 bedroom retirement property for sale (RG31 7QD)

## Property Details

| Key | Value |
|-----|-------|
| Address | Bath Road, Calcot, Reading, RG31 7QD |
| Price | £150,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | E |
| Last sold | £150,000 |

## Description

VP - Presented to the market is this two double bedroom retirement apartment in immaculate condition. Calcot Priory is a development of retirement apartments developed by Pegasus Retirement Homes plc. The facilities at Calcot Priory include an Estate Manager who sees to the day-to-day running of the development and can also be contacted in the event of an emergency. For periods when the Estate Manager is off-duty each property is linked to a 24 hour emergency call system. It is a condition of purchase that residents be over the age of 60 years. The property comprises two bedrooms, bathroom, kitchen, storage cupboards and a living/dining room with a Juliet balcony.

Council tax band - E

## Property Photos

- ![ZCwGmqvkCEuYMnH4E2fDAg.jpg](/listings/photos/160410647/718549) - ZCwGmqvkCEuYMnH4E2fDAg.jpg
- ![IMG_1145.JPG](/listings/photos/160410647/718553) - IMG_1145.JPG
- ![IMG_1155.jpg](/listings/photos/160410647/718556) - IMG_1155.jpg
- ![IMG_1156.jpg](/listings/photos/160410647/718557) - IMG_1156.jpg
- ![IMG_1149.jpg](/listings/photos/160410647/718558) - IMG_1149.jpg
- ![IMG_1152.jpg](/listings/photos/160410647/718559) - IMG_1152.jpg
- ![IMG_1147.JPG](/listings/photos/160410647/718560) - IMG_1147.JPG
- ![ehe9i0ye-ECmFo6OQ0Fjng.jpg](/listings/photos/160410647/718561) - ehe9i0ye-ECmFo6OQ0Fjng.jpg

## Floorplans

- ![47CalcotPriory-High.jpg](/listings/photos/160410647/718563) - 47CalcotPriory-High.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/160410647/718564) - EE Rating

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] CALCOT PRIORY FLAT 39 BATH ROAD, CALCOT, READING, WEST BERKSHIRE, RG31 7QD | £150,000 | 31/10/2023 | Flat |
| [Same street] CALCOT PRIORY FLAT 40 BATH ROAD, CALCOT, READING, WEST BERKSHIRE, RG31 7QD | £100,000 | 08/09/2023 | Flat |
| [Same street] CALCOT PRIORY FLAT 35 BATH ROAD, CALCOT, READING, WEST BERKSHIRE, RG31 7QD | £130,000 | 15/12/2022 | Flat |
| GARAGE AT 39 CURTIS ROAD, CALCOT, READING, WEST BERKSHIRE, RG31 4XG | £8,000 | 09/08/2022 | Other |
| CALCOT FILLING STATION BATH ROAD, CALCOT, READING, WEST BERKSHIRE, RG31 7QN | £2,695,000 | 24/11/2021 | Other |
| [Same street] CALCOT PRIORY FLAT 12 BATH ROAD, CALCOT, READING, WEST BERKSHIRE, RG31 7QD | £147,000 | 12/08/2021 | Flat |
| [Same street] CALCOT PRIORY FLAT 28 BATH ROAD, CALCOT, READING, WEST BERKSHIRE, RG31 7QD | £150,000 | 27/07/2021 | Flat |
| [Same street] CALCOT PRIORY FLAT 3 BATH ROAD, CALCOT, READING, WEST BERKSHIRE, RG31 7QD | £175,000 | 25/06/2021 | Flat |

**Street average:** £142,000 (6 sales)
**Area average:** £1,351,500 (2 sales)

## Price vs local average

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

- **Local average:** £1,250,000 (1 Other, RG31, 2024–2026)
- **Deviation:** -88%

## Rental Range

*ONS Price Index of Private Rents (West Berkshire). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,161/mo
- **Realistic:** £1,290/mo
- **Optimistic:** £1,419/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 |
|------|------|------|------|------|
| 2 Bed Flat, Calcot, RG31 | £1,000/mo | 2 | 0.14 miles | OpenRent |
| 2 Bed Terraced House, Willow Tree Glade, RG31 | £1,350/mo | 2 | 0.14 miles | OpenRent |
| 2 Bed Flat, Calcot, RG31 | £1,299/mo | 2 | 0.17 miles | OpenRent |
| 2 Bed Flat, The Chase, RG31 | £1,350/mo | 2 | 0.41 miles | OpenRent |
| 2 Bed Semi-Detached House, Longworth Avenue, RG31 | £1,500/mo | 2 | 1.06 miles | OpenRent |

**Average rent: £1,300/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.9% (okay)
- **Max investor price (0.8%):** £168,750
- **Target investor price (1%):** £135,000

*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 £1,350/mo).*

- **Gross yield:** 10.8%
- **Cost-to-rent:** 9.3×
- **Monthly cashflow:** £599/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 16.5%

*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).*

## House Price Index (HM Land Registry)

*Official index for West Berkshire; All dwelling types series; as of March 2026.*

- **1y growth (index):** 0.7%
- **5y growth (index):** 17.7%
- **10y growth (index):** 26.4%

## 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)