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86 Waterloo Road, Reading, RG2 0AG

Estimated value

£329,000

  • Since the 1997 sale (£64,950)+407%
  • Against RG2 0AG's recent median (£272,000)+21%

Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Mid terrace
Bedrooms
3
Floor area
82 m²
883 sq ft
Energy rating
C
Score 72
Council tax
Band C
Tenure
Owner Occupied
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Valuation

About this valuation

How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.

Our estimate

£329,000

  • Against its 1997 sale (£64,950)+407%
  • Against RG2 0AG's recent median (£272,000)+21%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 86 Waterloo Road is modelled from its 82 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG2 0AG. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.

What it's based on

  • Floor area

    82 m² from the EPC lodged in April 2017

  • Sales of this home

    1 sale recorded, the latest in 1997

  • Recent sales in RG2 0AG

    5 sales, median £272,000 (2025–2020)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: March 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

86 Waterloo Road's modelled value sits at over four times its earliest registered sale price (1997).

Sales timeline

  1. 7 August 1997Most recent

    £64,950

Median price across the last 5 sales in RG2 0AG: £272,000 (2025–2020).

Risks

What this page doesn't show

1 potential issue has already been flagged for 86 Waterloo Road, Reading, RG2 0AG. The detail, evidence and what to ask about it are in the Risks Report.
  • Signs of HMO activity in the areaIn report
  • Flood risk from rivers, sea and surface waterIn report
  • Subsidence and ground-stability signalsIn report
  • Refusals, enforcement and big schemes nearbyIn report

One time fee only - money back guarantee

Overview

About 86 Waterloo Road

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

86 Waterloo Road is a three-bedroom mid-terrace house in Reading (RG2 0AG). It has a recorded floor area of 82 m² (around 883 sq ft), construction records dating it to 1976-1982 and council tax band C. The latest certificate (April 2017) shows a C (score 72). The recommended improvements would push it to B (score 86).

It hasn't traded since August 1997, a hold of 29 years that's notably long for the area. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £329,000 sits 406.5% above the 1997 sale of £64,950. On a £-per-square-foot basis, the last sale (£74/sq ft) was about 64.3% below the postcode norm.

Specifications

What this property has

Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.

Inside

  • Bedrooms3
  • Dining roomYes

Outside

  • Private gardenRear

Building

  • RefurbishedYes
Before you decide

Everything you need to know about 86 Waterloo Road

The true value, the hidden risks and the full sale history, in one report.

Signs of HMO activity in the area

Pick your report · from £14.99

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Current Certificate
Apr 2017

EPC Rating

A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.6 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 12 April 2027

5 months remaining
Planning

Planning history

Applications and permits filed against 86 Waterloo Road, Reading, RG2 0AG, sourced from the PlanIt planning register.

86 Waterloo Road has no planning applications on record.

14

But the area is active

14 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.

On the street

Versus other Waterloo Road homes

Four headline reads against 15 similar houses on this street, drawn from the latest EPC and Land Registry data.

Price per m² for 86 Waterloo Road lags the street by a wide margin.

Price per m²

£792

Street avg £3,227

Strongly below

Floor Area

82 m²

Street avg 79 m²

Below

Habitable Rooms

4 rooms

Street avg 5 rooms

Strongly below

CO₂ Emissions

2.6 t/year

Street avg 3.1 t/year

Above
Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the Reading district page.
Full Reading report

Crime

327/mo

Falling year-on-year across the wider district.

Nearest stop

0.3 km

Rose Kiln Lane North — bus stop.

Closest school

0.2 km

New Christ Church Church of England Primary School. 36 schools nearby.

Nearest schools

  • New Christ Church Church of England Primary SchoolPrimary167m
  • Katesgrove Primary SchoolPrimary527m
  • The Palmer Primary AcademyPrimary587m
  • Coley Primary SchoolPrimary753m

Nearest stops

  • Rose Kiln Lane NorthBus stop346m
  • Whitley StreetBus stop349m
  • Admirals CourtBus stop396m
  • Christchurch GardensBus stop423m

Most reported crime locally

  • Violence & Sexual Offences1,694 reports37%
  • Shoplifting638 reports14%
  • Anti-social Behaviour466 reports10%
  • Other Theft373 reports8%

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around RG2 0AG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RG2 0AG

Daytime· 07:00 – 23:00

55.2dB

Moderate
Night-time road noise heatmap for RG2 0AG

Night-time· 23:00 – 07:00

46.5dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

Late 20th centuryMid-Terrace HouseEPC C

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £595 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£353k

1 Mount Street

RG2 0AB

3 bed1 bath
£280k

1 Elizabeth Walk

RG2 0AN

3 bed
£389k

1 Mellor Walk

RG2 0AQ

3 bed1 bath
£350k

1 Hilbre Walk

RG2 0GD

2 bed1 bath
£392k

1 Essex Street

RG2 0EH

4 bed4 bath
£237k

1 Avenue Heights, Basingstoke Road

RG2 0EP

2 bed2 bath
£472k

1 Lindisfarne Way

RG2 0GS

4 bed2 bath

1 Bourne Avenue

RG2 0DU

3 bed

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 86 Waterloo Road is modelled from its 82 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG2 0AG. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
Where sold prices come from
Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 1 sale is recorded for 86 Waterloo Road. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
Reading the EPC
Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 86 Waterloo Road was lodged in April 2017 at band C and is valid until April 2027. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to 86 Waterloo Road. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
Area figures
Crime is police-recorded street-level data over the last 14 months, which places each incident at an approximate point. The 36 schools and 30 stops listed are measured in a straight line from RG2 0AG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
86 Waterloo Road is in council tax band C. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 86 Waterloo Road, Reading, RG2 0AG. Each answer is also embedded as structured data for search engines.

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