# 2 SOUTHERN GARDENS, TOTTON, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO40 8RW

## Property details

- Slug: `211038b` (address key hash: `211038b6aa1f0862a5ee7d551d8021ba08046955`)
- Postcode: SO40 8RW
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 83 m²
- EPC rating: C
- Year built: England and Wales: 1976-1982
- Last sold: £320,000 Mar 2026
- Price per m²: £3,855/m²
- Local average: £281,030 (32 sales)
- Street crime: 122 incidents within 1 mile (May 2026)

## Latest sale

- Price: £320,000
- Date: 2026-03-16
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 05/10/2035
- **Current heating cost:** £510/year
- **Est. upgrade cost to C:** £16,500

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

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9590-0360-0322-5509-3053)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-16 | £320,000 | Terraced | +285.5% | £314,811 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-101d-b8d0-e063-4704a8c08d98) |
| Sold | 1999-06-30 | £83,000 | Terraced | — | £335,689 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/c8d0fff3-3855-46e2-a6a4-070a7b72082c) |

*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 |
|---------|-------|------|------|
| 2 SOUTHERN GARDENS, TOTTON, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO40 8RW | £320,000 | 16/03/2026 | Terraced |
| 2 SOUTHERN GARDENS, TOTTON, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO40 8RW | £83,000 | 30/06/1999 | Terraced |

## Historic listings

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

- Matched listing: [167497982](http://87.117.209.195:8080/listings/7f24364)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £320,000 |
| listed | 2025-09-26 | £325,000 |
| sold | 1999-01-01 | £83,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 48 BRAMTOCO WAY, TOTTON, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO40 8AG | £316,000 | 26/08/2022 | Terraced |
| 238 RINGWOOD ROAD, TOTTON, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO40 8EB | £380,000 | 07/01/2022 | Terraced |
| 18 SOUTHERN GARDENS, TOTTON, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO40 8RW | £239,500 | 15/10/2021 | Terraced |

**Area average:** £311,833 (3 sales)

## Capital growth trend

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

- **5y growth:** 16.4%
- **10y growth:** 28.2%

## House Price Index (HM Land Registry)

*Official index for New Forest; Terraced series; as of April 2026.*

- **1y growth (index):** -0.5%
- **5y growth (index):** 5.1%
- **10y growth (index):** 22.3%

## Rental Range

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

- **Low:** £1,116/mo
- **Realistic:** £1,240/mo
- **Optimistic:** £1,364/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Southampton (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 |
|------|------|------|------|------|
| 3 Bed Terraced House, Richmond Close, SO40 | £1,400/mo | 3 | 1.16 miles | OpenRent |

**Average rent: £1,400/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.44% (weak for cashflow)
- **Max investor price (0.8%):** £175,000
- **Target investor price (1%):** £140,000

*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 £1,400/mo).*

- **Gross yield:** 5.3%
- **Cost-to-rent:** 19×
- **Monthly cashflow:** £-25/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.3%

*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:** Job (default Low)

[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 | 43 |
| Anti-social behaviour | 23 |
| Public order | 14 |
| Criminal damage and arson | 11 |
| Other theft | 11 |
| Vehicle crime | 6 |
| Burglary | 5 |
| Shoplifting | 3 |
| Bicycle theft | 2 |
| Drugs | 1 |
| Other crime | 1 |
| Possession of weapons | 1 |
| Theft from the person | 1 |
| **Total incidents** | **122** |

*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 |
|------|------|----------|--------|
| Abbotswood Junior School | Primary | 0.1 miles | Good — 8 Sep 2017 |
| Forest Park School | Other | 0.1 miles | Good — 18 Jan 2023 |
| Lydlynch Infant School | Primary | 0.2 miles | Good — 12 Jun 2019 |
| Oakfield Academy | Primary | 0.5 miles | Good — 8 Nov 2023 |
| GLADE School | Other | 0.6 miles | Good — 14 Nov 2023 |