2 Hill Road, Arborfield, Reading, Berkshire

Description

Vacant freehold mid-terrace house with a rear garden and approximately 77 sq m (829 sq ft) gross internal area. The property comprises a ground-floor kitchen/diner, reception room, WC and utility room, and a first floor with three bedrooms and a shower room with WC.

Accommodation

Ground Floor: Kitchen/Diner, Reception Room, WC, Utility Room. First Floor: Three Bedrooms, Shower Room with WC. Rear Garden. GIA (Source: EPC): approximately 77 sq m (829 sq ft).

Location

The property is located on the west of Hill Road. Wokingham and Reading are easily accessible. Wokingham station, with GWR and South Western Services, is approximately 3.1 miles to the north east. The M4 motorway is easily accessible to the north. Hazebrouck Meadows are nearby. The University of Reading and Henley Business School is approximately 5 miles to the north. The historic market town of Wokingham is approximately 4 miles to the north east. Reading Rail Station is easily accessible from Wokingham Station.

Tenure / Property Information

Investment Analysis

The strongest evidence is the completed sale of the same address at £247,500 on 7 August 2026. Other completed same-road freehold terraced sales range from £285,000 to £350,000, with a £300,000 sale on Hill Road in May 2026. A cautious evidence-based scenario range is £247,500 to £350,000, with £300,000 used as the base GDV. The guide represents a discount to the base comparable, but the property condition, sale circumstances and any required works are not supplied, so this is not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only conditionally after viewing the property and reviewing the special conditions, with a bid cap based on verified works and all buyer, finance and selling costs. Do not rely on the £300,000 base GDV or pursue BTL without rental evidence.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection and verification of the kitchen, bathrooms, utility room, WC, finishes, services, heating, windows and garden before bidding; no cost allowance can be supported from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £300,000 base GDV, 75% gross refinance proceeds would be approximately £225,000. However, works, acquisition costs, finance costs and rental evidence are unavailable, so cash left in, refinance viability and post-refinance cash flow cannot be established. The exact-address sale at £247,500 is a material valuation risk to the base case.

Buy-to-Let Analysis

BTL appraisal cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is provided. Gross yield, operating surplus and a BTL maximum purchase price cannot therefore be calculated.

Flip Analysis

The guide is £215,000, compared with a base GDV of £300,000 and an evidence range of £247,500 to £350,000. Any apparent margin is before works, acquisition costs, finance, selling costs and tax. As no refurbishment or selling allowance is supported, a reliable flip surplus cannot be calculated.

Investor Risks & Due Diligence

• The property condition and required works are not described, preventing a refurbishment budget.

• The most directly relevant same-address completed sale was £247,500, below the £300,000 base GDV assumption.

• No sufficiently specific rental evidence is available, so BTL yield and cash flow cannot be assessed.

• Buyer premium, administration charges and other potential seller or third-party charges are unspecified.

• EPC rating, parking, heating and council tax information are not supplied.

• The comparables vary materially from £247,500 to £350,000, creating valuation uncertainty.

Recommendation

Proceed only conditionally after viewing the property and reviewing the special conditions, with a bid cap based on verified works and all buyer, finance and selling costs. Do not rely on the £300,000 base GDV or pursue BTL without rental evidence.

Strategy Rating

Analysis Confidence

There are several recent completed same-road comparables, including the same address, but condition, rental, EPC, parking, heating, council tax, buyer charges and works information are missing.