# 2 bedroom semi-detached house for sale (RG2 8AP)

## Property Details

| Key | Value |
|-----|-------|
| Address | 17 STOCKTON ROAD, READING, READING RG2 8AP |
| Price | £275,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £270,000 Jan 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** F
- **Potential rating:** C
- **Expiry date:** 23/01/2036
- **Current heating cost:** £1,774/year
- **Est. upgrade cost to C:** £34,000

### Recommendations
- W2 (£5,000 - £10,000)
- Z1 (£5,000 - £30,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0300-2734-5590-2426-4871)

## Description

Offered to the market with no onward chain, this well-presented 2-bedroom semi-detached house on Stockton Road is the perfect opportunity for first-time buyers or investors looking for a conveniently located home.

Situated in a popular residential area of Reading, this property combines comfortable living with practical features, including off-street parking and a private garden.

Located just a short distance from local shops, schools, parks, and public transport links, the home offers excellent access to Reading town centre, Reading Station, and the M4—making it ideal for commuters and young families alike.

Whether you're taking your first step onto the property ladder or looking for a solid investment, this delightful home ticks all the boxes

## Property Photos

- ![1355790-1-68cbc95...](/listings/photos/167195486/777224) - 1355790-1-68cbc95...
- ![1355790-7-68cbcac...](/listings/photos/167195486/777225) - 1355790-7-68cbcac...
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- ![1355790-19-68cbce...](/listings/photos/167195486/777228) - 1355790-19-68cbce...
- ![1355790-21-68cbcf...](/listings/photos/167195486/777229) - 1355790-21-68cbcf...
- ![1355790-16-68cbcc...](/listings/photos/167195486/777230) - 1355790-16-68cbcc...
- ![1355790-4-68cbc9d...](/listings/photos/167195486/777231) - 1355790-4-68cbc9d...
- ![1355790-6-68cbcab...](/listings/photos/167195486/777232) - 1355790-6-68cbcab...
- ![1355790-8-68cbcad...](/listings/photos/167195486/777233) - 1355790-8-68cbcad...
- ![1355790-9-68cbcb2...](/listings/photos/167195486/777234) - 1355790-9-68cbcb2...
- ![1355790-13-68cbcc...](/listings/photos/167195486/777235) - 1355790-13-68cbcc...
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- ![1355790-15-68cbcc...](/listings/photos/167195486/777237) - 1355790-15-68cbcc...
- ![1355790-20-68cbce...](/listings/photos/167195486/777238) - 1355790-20-68cbce...
- ![1355790-3-68cbc97...](/listings/photos/167195486/777239) - 1355790-3-68cbc97...

## Floorplans

- ![1355790 L.jpg](/listings/photos/167195486/777240) - 1355790 L.jpg

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/167195486/777241) - EPC Rating Graph

## FENSA Certificates

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

### FENSA Certificate #9328385
- **Address:** 17 Stockton Road, READING, RG2 8AP
- **Certificate Issued:** 11/02/2013
- **Work Completed:** 17/01/2013
- **Items:** 2 window(s)

### FENSA Certificate #5421510
- **Address:** 17 Stockton Road, READING, RG2 8AP
- **Certificate Issued:** 18/02/2008
- **Work Completed:** 10/01/2008
- **Items:** 4 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 17 STOCKTON ROAD, READING, RG2 8AP | £270,000 | 28/01/2026 | Semi-detached |
| 17 STOCKTON ROAD, READING, RG2 8AP | £65,000 | 03/09/1999 | 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 |
|---------|-------|------|------|
| 2 BLANDFORD ROAD, READING, RG2 8RD | £340,000 | 30/01/2025 | Semi-detached |
| 3 BLANDFORD ROAD, READING, RG2 8RA | £345,190 | 10/11/2023 | Semi-detached |
| 14 CHAGFORD ROAD, READING, RG2 8AZ | £305,000 | 12/10/2023 | Semi-detached |
| 3 LANDRAKE CRESCENT, READING, RG2 8AJ | £340,000 | 21/08/2023 | Semi-detached |
| 46 MERTON ROAD SOUTH, READING, RG2 8AX | £320,000 | 07/06/2023 | Semi-detached |
| 8 LANDRAKE CRESCENT, READING, RG2 8AJ | £365,000 | 30/11/2022 | Semi-detached |
| 37 ASHMORE ROAD, READING, RG2 8AG | £313,000 | 28/10/2022 | Semi-detached |
| 6 CORINNE CLOSE, READING, RG2 8AA | £385,000 | 05/08/2022 | Semi-detached |
| [Same street] 3 STOCKTON ROAD, READING, RG2 8AP | £335,000 | 17/06/2022 | Semi-detached |
| 9 PADSTOW GARDENS, READING, RG2 8BB | £350,000 | 29/04/2022 | Semi-detached |
| 31 CHAGFORD ROAD, READING, RG2 8AY | £274,000 | 15/03/2022 | Semi-detached |
| 2 CALLINGTON ROAD, READING, RG2 7QJ | £451,218 | 28/02/2022 | Semi-detached |
| 8 SHELDON GARDENS, READING, RG2 8AU | £325,000 | 03/02/2022 | Semi-detached |
| 31 CHAGFORD ROAD, READING, RG2 8AY | £260,000 | 12/01/2022 | Semi-detached |
| 74 HARTLAND ROAD, READING, RG2 8BW | £290,000 | 17/12/2021 | Semi-detached |
| 25 HARTLAND ROAD, READING, RG2 8AB | £314,000 | 02/12/2021 | Semi-detached |
| 5 LANDRAKE CRESCENT, READING, RG2 8AJ | £350,000 | 29/10/2021 | Semi-detached |
| 8 PADSTOW GARDENS, READING, RG2 8BB | £385,500 | 29/10/2021 | Semi-detached |
| 11 HELSTON GARDENS, READING, RG2 7QP | £326,500 | 31/08/2021 | Semi-detached |
| 2 HELSTON GARDENS, READING, RG2 7QP | £375,000 | 27/08/2021 | Semi-detached |
| 58 CHAGFORD ROAD, READING, RG2 8AZ | £282,000 | 02/08/2021 | Semi-detached |

**Street average:** £335,000 (1 sale)
**Area average:** £334,820 (20 sales)

## Price vs local average

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

- **Local average:** £408,585 (41 Semi-detached, RG2, 2024–2026)
- **Deviation:** -32.7%

## Rental Range

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

- **Low:** £1,419/mo
- **Realistic:** £1,577/mo
- **Optimistic:** £1,735/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 Semi-Detached House, Ashmore Road, RG2 | £1,650/mo | 2 | 0.09 miles | OpenRent |
| 2 Bed Terraced House, Lindisfarne Way, RG2 | £1,700/mo | 2 | 0.56 miles | OpenRent |
| 2 Bed Flat, Nightingale House, RG2 | £1,650/mo | 2 | 0.61 miles | OpenRent |
| 2 Bed Flat, Cygnet House, RG2 | £1,600/mo | 2 | 0.62 miles | OpenRent |
| 2 Bed Flat, Basingstoke Road, RG2 | £2,800/mo | 2 | 0.83 miles | OpenRent |

**Average rent: £1,880/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.6% (weak for cashflow)
- **Max investor price (0.8%):** £206,250
- **Target investor price (1%):** £165,000

*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 £1,650/mo).*

- **Gross yield:** 7.2%
- **Cost-to-rent:** 13.9×
- **Monthly cashflow:** £377/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5.7%

*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:** £4,583/m²

## Capital growth trend

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

- **5y growth:** 1.4%
- **10y growth:** 20.7%

## 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)