# 44 BELGARUM PLACE, WINCHESTER, HAMPSHIRE, SO23 8SL

## Property details

- Slug: `050a8c9` (address key hash: `050a8c91fdf7d3e97be54413d602123d1ec6f4d5`)
- Postcode: SO23 8SL
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 1
- Bathrooms: 1
- Floor area: 45 m²
- EPC rating: B
- Year built: England and Wales: 2007-2011
- Last sold: £175,000 Feb 2026
- Price per m²: £3,889/m²
- Local average: £289,820 (25 sales)
- Street crime: 310 incidents within 1 mile (May 2026)

## Latest sale

- Price: £175,000
- Date: 2026-02-06
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 23/11/2032
- **Current heating cost:** £51/year
- **Est. upgrade cost to C:** £1,035

### Recommendations
- E (£35)
- L2 (£800 - £1,200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9330-2074-6290-2222-2245)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-06 | £175,000 | Flat | — | £174,809 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-3562-d8ea-e063-4704a8c0bf7d) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 44 BELGARUM PLACE, WINCHESTER, HAMPSHIRE, SO23 8SL | £175,000 | 06/02/2026 | Flat |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [158358980](http://87.117.209.195:8080/listings/4ae63d7)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £175,000 |
| listed | 2025-02-17 | £178,000 |
| sold | 2006-01-01 | £165,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 56 BELGARUM PLACE, WINCHESTER, HAMPSHIRE, SO23 8SL | £200,000 | 18/12/2025 | Flat |
| TREASURY COURT 12 CROSS STREET, WINCHESTER, HAMPSHIRE, SO23 8EJ | £195,000 | 05/12/2025 | Flat |
| BILBERRY COURT FLAT 40 STAPLE GARDENS, WINCHESTER, HAMPSHIRE, SO23 8SP | £185,000 | 14/11/2025 | Flat |
| 20 BELGARUM PLACE, WINCHESTER, HAMPSHIRE, SO23 8SL | £251,000 | 15/12/2023 | Flat |
| TOWER COURT, 67 FLAT 12 TOWER STREET, WINCHESTER, HAMPSHIRE, SO23 8TA | £105,000 | 04/12/2023 | Flat |
| 30 - 31 FIRST FLOOR FLAT JEWRY STREET, WINCHESTER, HAMPSHIRE, SO23 8RY | £1,000,000 | 09/05/2023 | Flat |
| TOWER COURT, 67 FLAT 11 TOWER STREET, WINCHESTER, HAMPSHIRE, SO23 8TA | £130,000 | 20/04/2023 | Flat |
| PARMENTER HOUSE FLAT 9 TOWER STREET, WINCHESTER, HAMPSHIRE, SO23 8TA | £296,000 | 16/12/2022 | Flat |
| BILBERRY COURT FLAT 36 STAPLE GARDENS, WINCHESTER, HAMPSHIRE, SO23 8SP | £255,000 | 15/11/2022 | Flat |
| 61 BELGARUM PLACE, WINCHESTER, HAMPSHIRE, SO23 8SL | £257,500 | 21/10/2022 | Flat |
| VERVE HOUSE FLAT 8 SWAN LANE, WINCHESTER, HAMPSHIRE, SO23 7FQ | £253,500 | 18/10/2022 | Flat |
| MINTERS COURT 2 CROSS STREET, WINCHESTER, HAMPSHIRE, SO23 8EL | £170,000 | 29/07/2022 | Flat |
| KINGSDALE COURT, 65 FLAT 5 TOWER STREET, WINCHESTER, HAMPSHIRE, SO23 8TA | £270,000 | 06/07/2022 | Flat |
| BILBERRY COURT FLAT 22 STAPLE GARDENS, WINCHESTER, HAMPSHIRE, SO23 8SP | £252,500 | 30/06/2022 | Flat |
| BILBERRY COURT FLAT 22 STAPLE GARDENS, WINCHESTER, HAMPSHIRE, SO23 8SP | £252,500 | 30/06/2022 | Flat |
| BILBERRY COURT FLAT 18 STAPLE GARDENS, WINCHESTER, HAMPSHIRE, SO23 8SP | £120,000 | 31/05/2022 | Flat |
| THE BALCOMBE, 102 APARTMENT 5 SUSSEX STREET, WINCHESTER, HAMPSHIRE, SO23 8TH | £190,000 | 10/03/2022 | Flat |
| KINGSDALE COURT, 65 FLAT 3 TOWER STREET, WINCHESTER, HAMPSHIRE, SO23 8TA | £274,400 | 08/02/2022 | Flat |
| 12 CROSS STREET, WINCHESTER, HAMPSHIRE, SO23 8SZ | £455,000 | 28/01/2022 | Flat |
| BILBERRY COURT FLAT 13 STAPLE GARDENS, WINCHESTER, HAMPSHIRE, SO23 8SP | £145,000 | 19/11/2021 | Flat |

**Area average:** £262,870 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type and bedroom count.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Fellowes Rise, Winchester, SO22](http://87.117.209.195:8080/listings/4aed37e) | £325,000 | 1 | Flat | 0.38 mi |

## Capital growth trend

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

- **5y growth:** -16.5%
- **10y growth:** -22.4%

## House Price Index (HM Land Registry)

*Official index for Winchester; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -4.3%
- **5y growth (index):** -0.9%
- **10y growth (index):** 2.7%

## Rental Range

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

- **Low:** £1,355/mo
- **Realistic:** £1,505/mo
- **Optimistic:** £1,656/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Winchester (Apr 2025 – Mar 2026).*

## 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 |
|------|------|------|------|------|
| 1 Bed Flat, Cross Street, SO23 | £1,200/mo | 1 | 0.03 miles | OpenRent |
| 1 Bed Flat, Craddock House, SO23 | £900/mo | 1 | 0.96 miles | OpenRent |

**Average rent: £1,050/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.6% (weak for cashflow)
- **Max investor price (0.8%):** £131,250
- **Target investor price (1%):** £105,000

*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 £1,050/mo).*

- **Gross yield:** 7.2%
- **Cost-to-rent:** 13.9×
- **Monthly cashflow:** £231/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5.5%

*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).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 119 |
| Shoplifting | 44 |
| Public order | 31 |
| Anti-social behaviour | 27 |
| Drugs | 21 |
| Criminal damage and arson | 19 |
| Other theft | 14 |
| Burglary | 9 |
| Other crime | 9 |
| Bicycle theft | 5 |
| Possession of weapons | 5 |
| Robbery | 3 |
| Theft from the person | 3 |
| Vehicle crime | 1 |
| **Total incidents** | **310** |

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Swanwick Lodge | Other | 0.2 miles | — (No rating) |
| St Bede Church of England Primary School | Primary | 0.3 miles | — (Inspected (no overall grade)) |
| Osborne School | Other | 0.4 miles | Outstanding — 23 Nov 2022 |
| The Pilgrims School | Other | 0.5 miles | — (No rating) |
| Peter Symonds College | Other | 0.5 miles | — (No rating) |