Sold STC Terraced

98 WESTFIELD ROAD

READING, CAVERSHAM, READING RG4 8HJ

3 beds 1 baths 84 m² Listed 5 Feb 2025 (-502d)

£400,000

Reduced on 15 Sep 2025

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# 3 bedroom terraced house for sale (RG4 8HJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 98 WESTFIELD ROAD, READING, CAVERSHAM, READING RG4 8HJ |
| Price | £400,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | TBC |
| Last sold | £390,000 Feb 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 02/09/2030
- **Current heating cost:** £726/year
- **Est. upgrade cost to C:** £21,550

### Recommendations
- B4 (£300 - £600)
- Q (£4,000 - £14,000)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0578-3014-6231-7490-8200)

## Description

New to the market is this three bedroomed mid terrace house situated within a short stroll to Caversham and local amenities and within a ten minute walk to Reading Mainline Station. The property offers versatile accommodation over three floors with the top floor benefitting from two large double bedrooms. The house is accessed via a wrought gate with paved front garden and steps to the front door leading to a generous living room. The family bathroom with shower over bath is on this floor as is a study/second lounge. Downstairs is a large kitchen with floor and eye level units, appliances and scope for a table, if needed. There is another double bedroom/dining room on this floor and the garden is accessed via the kitchen. An early viewing is recommended by the vendors` sole agent. No onward chain! GARAGE AND OFF-ROAD PARKING!

**Notice**

Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

## Property Photos

- ![Photo](/listings/photos/157791191/691544)
- ![Photo](/listings/photos/157791191/691545)
- ![Photo](/listings/photos/157791191/691546)
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- ![Photo](/listings/photos/157791191/691548)
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- ![Photo](/listings/photos/157791191/691550)
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- ![Photo](/listings/photos/157791191/691553)
- ![Photo](/listings/photos/157791191/691554)

## Floorplans

- ![Floorplan 1](/listings/photos/157791191/691555) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/157791191/691556) - EPC 1

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #17215345
- **Address:** 98 Westfield Road, Caversham, RG4 8HJ
- **Certificate Issued:** 22/03/2026
- **Work Completed:** 17/03/2026
- **Items:** 1 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 98 WESTFIELD ROAD, CAVERSHAM, READING, RG4 8HJ | £390,000 | 26/02/2026 | 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 |
|---------|-------|------|------|
| 62 GOSBROOK ROAD, CAVERSHAM, READING, RG4 8BS | £275,000 | 05/01/2026 | Terraced |
| 37 WESTFIELD ROAD, CAVERSHAM, READING, RG4 8HL | £430,000 | 15/12/2025 | Terraced |
| 83 GOSBROOK ROAD, CAVERSHAM, READING, RG4 8BN | £550,000 | 05/12/2025 | Terraced |
| 42 SOUTH STREET, CAVERSHAM, READING, RG4 8HY | £385,000 | 10/11/2025 | Terraced |
| 20 WESTFIELD ROAD, CAVERSHAM, READING, RG4 8HH | £430,500 | 17/07/2025 | Terraced |
| [Same street] 114 WESTFIELD ROAD, CAVERSHAM, READING, RG4 8HJ | £400,000 | 29/11/2023 | Flat |
| 5 CROMWELL ROAD, CAVERSHAM, READING, RG4 5EA | £425,000 | 22/11/2023 | Terraced |
| 37 NORTH STREET, CAVERSHAM, READING, RG4 8JA | £375,000 | 17/11/2023 | Terraced |
| 23 WESTFIELD ROAD, CAVERSHAM, READING, RG4 8HL | £401,000 | 17/11/2023 | Terraced |
| 69 GOSBROOK ROAD, CAVERSHAM, READING, RG4 8BN | £399,950 | 10/11/2023 | Terraced |
| [Same street] 62 WESTFIELD ROAD, CAVERSHAM, READING, RG4 8HJ | £463,200 | 25/10/2023 | Terraced |
| [Same street] 54 WESTFIELD ROAD, CAVERSHAM, READING, RG4 8HJ | £373,000 | 24/10/2023 | Terraced |
| 51 WESTFIELD ROAD, CAVERSHAM, READING, RG4 8HL | £415,000 | 19/10/2023 | Terraced |
| [Same street] 112 WESTFIELD ROAD, CAVERSHAM, READING, RG4 8HJ | £360,000 | 09/10/2023 | Terraced |
| [Same street] 108 WESTFIELD ROAD, CAVERSHAM, READING, RG4 8HJ | £240,000 | 07/09/2023 | Flat |
| 59 OXFORD STREET, CAVERSHAM, READING, RG4 8HN | £335,000 | 29/08/2023 | Terraced |
| [Same street] 74 WESTFIELD ROAD, CAVERSHAM, READING, RG4 8HJ | £420,000 | 10/08/2023 | Terraced |
| 41 HEMDEAN ROAD, CAVERSHAM, READING, RG4 7SY | £575,000 | 06/06/2023 | Terraced |
| 72 CROMWELL ROAD, CAVERSHAM, READING, RG4 5EB | £395,000 | 05/05/2023 | Terraced |
| 17 WESTFIELD ROAD, CAVERSHAM, READING, RG4 8HL | £406,500 | 28/04/2023 | Terraced |
| 60 CROMWELL ROAD, CAVERSHAM, READING, RG4 5EB | £390,000 | 03/04/2023 | Terraced |
| 35 CROMWELL ROAD, CAVERSHAM, READING, RG4 5EA | £449,995 | 20/12/2022 | Terraced |
| 14 CROMWELL ROAD, CAVERSHAM, READING, RG4 5EB | £464,500 | 19/12/2022 | Terraced |
| 3 WESTFIELD ROAD, CAVERSHAM, READING, RG4 8HL | £425,000 | 06/12/2022 | Terraced |
| 25 CHESTER STREET, CAVERSHAM, READING, RG4 8JH | £401,600 | 02/12/2022 | Terraced |
| 15 CHESTER STREET, CAVERSHAM, READING, RG4 8JH | £425,000 | 11/11/2022 | Terraced |
| [Same street] 118 WESTFIELD ROAD, CAVERSHAM, READING, RG4 8HJ | £425,000 | 14/10/2022 | Terraced |
| [Same street] 60 WESTFIELD ROAD, CAVERSHAM, READING, RG4 8HJ | £295,000 | 20/04/2022 | Terraced |
| [Same street] 56 WESTFIELD ROAD, CAVERSHAM, READING, RG4 8HJ | £435,000 | 09/12/2021 | Terraced |

**Street average:** £379,022 (9 sales)
**Area average:** £417,702 (20 sales)

## Price vs local average

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

- **Local average:** £404,735 (30 Terraced, RG4, 2024–2026)
- **Deviation:** -1.2%

## Rental Range

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

- **Low:** £1,421/mo
- **Realistic:** £1,579/mo
- **Optimistic:** £1,737/mo

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £197,375
- **Target investor price (1%):** £157,900

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £4,762/m²

## Capital growth trend

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

- **5y growth:** 10.5%
- **10y growth:** -2.3%

## House Price Index (HM Land Registry)

*Official index for Reading; Terraced series; as of March 2026.*

- **1y growth (index):** -0.6%
- **5y growth (index):** 16%
- **10y growth (index):** 21.1%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

84 m²

Council tax band

TBC

EPC rating

Last sold

£390,000 Feb 2026

Price per m²

£4,762/m²

Local average

£404,735 (-1.2%)

Deprivation

Decile 8 (25,036 of 33,755)

Street crime

486 incidents within 1 mile (Apr 2026)

Key features

Three bedroomed Victorian mid terrace house
Garage and parking!
Arranged over three floors
Large kitchen/diner
Separate dining room
South-west facing garden
Close to local amenities
No onward chain!

Additional details

Electricity: Mains supply
Water: Mains supply
Heating: Gas central
Parking: Garage
Garden: Yes

Description

Listed by

Caversham

Bridges Estate Agents - Caversham

Reference: 157791191

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 03/09/2020

Expiry date: 02/09/2030

Current heating cost: £726/year

Potential heating cost: £373/year

Est. upgrade cost to C: £21,550

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

Recommendations

Party wall insulation (£300 - £600)
50 mm internal or external wall insulation (£4,000 - £14,000)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
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 1

EPC Graphs

EPC 1

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #17215345 Recent

Property Details

Street: 98 Westfield Road

Town: Caversham

Postcode: RG4 8HJ

Installation Details

Items: 1 window and 1 door

Certificate Issued: 22/03/2026

Work Completed: 17/03/2026

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	26/02/2026 (3 months ago)	£390,000	—

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
62 GOSBROOK ROAD, CAVERSHAM, READING, RG4 8BS	£275,000	05/01/2026	Terraced
37 WESTFIELD ROAD, CAVERSHAM, READING, RG4 8HL	£430,000	15/12/2025	Terraced
83 GOSBROOK ROAD, CAVERSHAM, READING, RG4 8BN	£550,000	05/12/2025	Terraced
42 SOUTH STREET, CAVERSHAM, READING, RG4 8HY	£385,000	10/11/2025	Terraced
20 WESTFIELD ROAD, CAVERSHAM, READING, RG4 8HH	£430,500	17/07/2025	Terraced
Same street 114 WESTFIELD ROAD, CAVERSHAM, READING, RG4 8HJ	£400,000	29/11/2023	Flat
5 CROMWELL ROAD, CAVERSHAM, READING, RG4 5EA	£425,000	22/11/2023	Terraced
37 NORTH STREET, CAVERSHAM, READING, RG4 8JA	£375,000	17/11/2023	Terraced
23 WESTFIELD ROAD, CAVERSHAM, READING, RG4 8HL	£401,000	17/11/2023	Terraced
69 GOSBROOK ROAD, CAVERSHAM, READING, RG4 8BN	£399,950	10/11/2023	Terraced
Same street 62 WESTFIELD ROAD, CAVERSHAM, READING, RG4 8HJ	£463,200	25/10/2023	Terraced
Same street 54 WESTFIELD ROAD, CAVERSHAM, READING, RG4 8HJ	£373,000	24/10/2023	Terraced
51 WESTFIELD ROAD, CAVERSHAM, READING, RG4 8HL	£415,000	19/10/2023	Terraced
Same street 112 WESTFIELD ROAD, CAVERSHAM, READING, RG4 8HJ	£360,000	09/10/2023	Terraced
Same street 108 WESTFIELD ROAD, CAVERSHAM, READING, RG4 8HJ	£240,000	07/09/2023	Flat
59 OXFORD STREET, CAVERSHAM, READING, RG4 8HN	£335,000	29/08/2023	Terraced
Same street 74 WESTFIELD ROAD, CAVERSHAM, READING, RG4 8HJ	£420,000	10/08/2023	Terraced
41 HEMDEAN ROAD, CAVERSHAM, READING, RG4 7SY	£575,000	06/06/2023	Terraced
72 CROMWELL ROAD, CAVERSHAM, READING, RG4 5EB	£395,000	05/05/2023	Terraced
17 WESTFIELD ROAD, CAVERSHAM, READING, RG4 8HL	£406,500	28/04/2023	Terraced
60 CROMWELL ROAD, CAVERSHAM, READING, RG4 5EB	£390,000	03/04/2023	Terraced
35 CROMWELL ROAD, CAVERSHAM, READING, RG4 5EA	£449,995	20/12/2022	Terraced
14 CROMWELL ROAD, CAVERSHAM, READING, RG4 5EB	£464,500	19/12/2022	Terraced
3 WESTFIELD ROAD, CAVERSHAM, READING, RG4 8HL	£425,000	06/12/2022	Terraced
25 CHESTER STREET, CAVERSHAM, READING, RG4 8JH	£401,600	02/12/2022	Terraced
15 CHESTER STREET, CAVERSHAM, READING, RG4 8JH	£425,000	11/11/2022	Terraced
Same street 118 WESTFIELD ROAD, CAVERSHAM, READING, RG4 8HJ	£425,000	14/10/2022	Terraced
Same street 60 WESTFIELD ROAD, CAVERSHAM, READING, RG4 8HJ	£295,000	20/04/2022	Terraced
Same street 56 WESTFIELD ROAD, CAVERSHAM, READING, RG4 8HJ	£435,000	09/12/2021	Terraced

Street average: £379,022 (9 sales)

Area average: £417,702 (20 sales)

Capital growth trend

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

5y growth 10.5%

10y growth -2.3%

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

1y (index) -0.6%

5y (index) 16%

10y (index) 21.1%

Rental Range

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

Low £1,421/mo

Realistic £1,579/mo

Optimistic £1,737/mo

Based on Local Authority from postcode lookup → Reading.

Location

Map view View on Google Maps View on OpenStreetMap Street View RG4 8HJ

Nearby

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

Type	Name	Distance
Shop	Polar Dry Cleaning	0.1 miles
Shop	Perfection Nail & Beauty Spa	0.1 miles
Bus stop	Westfield Road	0.1 miles
Train station	Reading	0.6 miles
University	Dreadnought, University of Reading	1.3 miles
Train station	Reading West	1.3 miles
University	University of Reading, London Road Campus	1.4 miles
Hospital	Sue Ryder Duchess of Kent Hospice	1.9 miles
Hospital	Prospect Park Hospital	2.3 miles

Street-level crime

Category	Count
Violence and sexual offences	137
Shoplifting	126
Anti-social behaviour	47
Public order	38
Other theft	36
Criminal damage and arson	19
Drugs	18
Vehicle crime	14
Bicycle theft	13
Robbery	12
Burglary	9
Other crime	7
Theft from the person	7
Possession of weapons	3
Total incidents	486

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
Queen Anne's School	Other	0.2 miles	— (No rating)
Thameside Primary School	Primary	0.2 miles	Good — 22 Mar 2016
St Anne's Catholic Primary School	Primary	0.2 miles	Good — 8 Dec 2015
Caversham Preparatory School	Other	0.3 miles	— (No rating)
Chiltern Nursery Nurse Training School	Other	0.3 miles	— (No rating)

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.39%

Max investor price (0.8%) £197,375

Target investor price (1%) £157,900

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).