Washington Road
Reading, England
Reality check: At £385,000, this is a premium entry point. Modest 2% growth over 5 years.
Who Is This Street For?
Scored by profile based on what matters most to each group.
Moderate investment case — reasonable liquidity, 2% growth, stable market. But environment limits appeal.
Workable for families, but safety (45) and noisy/dense environment (35) may concern parents.
How this is calculated
Safety 30%, Schools 30%, Environment 20%, Amenities 10%, Energy 10%
Decent connectivity, but some areas could be better.
How this is calculated
Transport 35%, Walkability 30%, Amenities 25%, Market 10%
Moderate investment case — reasonable liquidity, 2% growth, stable market. But environment limits appeal.
How this is calculated
Liquidity 35%, Market 35%, Price trend bonus up to +30
Limited by safety (45), environment (35), service access (30). Not ideal for settled retirement.
How this is calculated
Safety 25%, Environment 25%, Amenities 20%, Energy 15%, Walkability 15%
At £385,000, this is likely out of reach for most first-time buyers.
How this is calculated
Affordability 40%, Transport 25%, Amenities 20%, Safety 15%
Things You Should Know
High flood risk. Specialist insurance likely required. Check Environment Agency flood maps before purchasing.
Flood risk score 20/100. Specialist insurance required. This significantly affects resale value and mortgage options.
How Life Works Here
Washington Road is located in Reading, near Caversham. Crime is around average for the area, with 132 incidents in the past year. The most commonly reported category is violence and sexual offences. Violent offences account for 43% of reported crimes. Some amenities are available nearby, though a car may be useful for regular errands like grocery shopping. Public transport is accessible, with rail and bus stops within reach. The nearest is about 143m away. The median property price is £385,000, with moderate growth of 2% over five years. Based on 29 transactions recorded since 2014. Rented accommodation predominates. There are 10 schools within 2 km, 10 rated Good or Outstanding by Ofsted. 3 are rated Outstanding. Both primary and secondary options are available locally. The nearest school is just 31m away. This street falls within Flood Zone 3 — a high-risk area for flooding from river sources. Specialist flood insurance and any necessary mitigation should be factored into a purchase decision. The profile suggests appeal to both property investors and families. Overall, this street scores 49 out of 100 for liveability.
Score Breakdown
Each dimension scored 0-100 from open government data. Source listed under each bar.
police.uk crime data (12-month rolling)
OpenStreetMap amenities within 2km
DfT NaPTAN + TfL stops
DEFRA noise & air quality, OS green space
HM Land Registry price paid data
GIAS schools + Ofsted ratings
OSM footpath density + connectivity
EPC Register — awaiting public API access
Environment Agency flood zones
Property Market
Terraced | Freehold | Market: warm
Source: HM Land Registry Price Paid Data (Open Government Licence v3.0)
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Public Services Nearby
Public facilities within walking distance from Washington Road, with detailed information for each.
gyms & sports centres (3)
- Caversham Health Club 518m · 6 min walk
- Reading University Boat Club 652m · 8 min walk
- Thames Lido 763m · 10 min walk
hospitals (2)
- ultrasound direct The Fertility Partnership 1613m · 20 min walk
- Skin 1627m · 20 min walk
libraries (2)
- Caversham 594m · 7 min walk
- Reading Central 1336m · 17 min walk
parks & green spaces (5)
- Gosbrook Garden Growers 340m · 4 min walk
- Christchurch Meadows 509m · 6 min walk
- Hills Meadow 529m · 7 min walk
- View Island 598m · 8 min walk
- Kings Meadow 712m · 9 min walk
schools (5)
- St Anne's Catholic Primary School 31m · 0 min walk
- New Bridge Nursery School 369m · 5 min walk
- Thameside Primary School 391m · 5 min walk
- Caversham Nursery School 796m · 10 min walk
- Caversham Primary School 918m · 12 min walk
Transport Links
Similar Streets
- Lyndhurst Road — Reading54
- Sherman Road — Reading55
- Hill Street — Reading55
- Deveron Drive — Reading53
- De Beauvoir Road — Reading53
Data Transparency
View all data sources
- OS Open Roads — Crown copyright and database right
- HM Land Registry Price Paid Data — Crown copyright
- police.uk crime data — Open Government Licence v3.0
- OpenStreetMap — ODbL licence
- DfT NaPTAN — Open Government Licence v3.0
- GIAS schools data — Crown copyright
- Environment Agency flood data — OGL v3.0
- DEFRA noise and air quality — OGL v3.0
- ONS Census 2021 — Open Government Licence v3.0
All scores are computed from publicly available government and open data. No proprietary data is used. Scores reflect statistical patterns, not guarantees.