# 12 WILLIAMS WALK, COLCHESTER, ESSEX, CO1 1TS

## Property details

- Slug: `2e25f56` (address key hash: `2e25f565ab47c37d1cdcafb4177e059dcf63d023`)
- Postcode: CO1 1TS
- Transactions on record: 1

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 3
- Bathrooms: 2
- Floor area: 130 m²
- EPC rating: D
- Year built: England and Wales: before 1900
- Last sold: £375,000 Mar 2026
- Price per m²: £2,885/m²
- Local average: £367,833 (6 sales)
- Street crime: 609 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £375,000
- Date: 2026-03-13
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 07/09/2035
- **Current heating cost:** £1,640/year
- **Est. upgrade cost to C:** £19,673

### Recommendations
- W2 (£5,000 - £10,000)
- C (£20 - £40)
- E (£270 - £315)
- I (£2,200 - £3,500)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0780-3044-6201-9485-7200)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-13 | £375,000 | Detached | — | £371,881 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-1f12-8922-e063-4804a8c094d0) |

*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 |
|---------|-------|------|------|
| 12 WILLIAMS WALK, COLCHESTER, ESSEX, CO1 1TS | £375,000 | 13/03/2026 | Detached |

## Historic listings

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

- Matched listing: [169332377](http://87.117.209.195:8080/listings/7929244)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £375,000 |
| listed | 2025-11-14 | £360,000 |
| sold | 1998-01-01 | £128,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 11 WILLIAMS WALK, COLCHESTER, ESSEX, CO1 1TS | £435,000 | 13/01/2022 | Detached |

**Area average:** £435,000 (1 sale)

## Capital growth trend

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

- **5y growth:** 51.4%
- **10y growth:** 0.6%

## House Price Index (HM Land Registry)

*Official index for Colchester; Detached series; as of May 2026.*

- **1y growth (index):** -0.2%
- **5y growth (index):** 14.5%
- **10y growth (index):** 31.8%

## Rental Range

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

- **Low:** £1,083/mo
- **Realistic:** £1,203/mo
- **Optimistic:** £1,323/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Eaglegate, CO1 | £1,250/mo | 2 | 0.43 miles | OpenRent |

**Average rent: £1,250/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.33% (weak for cashflow)
- **Max investor price (0.8%):** £156,250
- **Target investor price (1%):** £125,000

*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 £1,250/mo).*

- **Gross yield:** 4%
- **Cost-to-rent:** 25×
- **Monthly cashflow:** £-377/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.2%

*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 | 247 |
| Shoplifting | 107 |
| Anti-social behaviour | 72 |
| Public order | 51 |
| Criminal damage and arson | 38 |
| Other theft | 27 |
| Vehicle crime | 23 |
| Burglary | 9 |
| Drugs | 9 |
| Bicycle theft | 7 |
| Possession of weapons | 5 |
| Robbery | 5 |
| Theft from the person | 5 |
| Other crime | 4 |
| **Total incidents** | **609** |

*Within 1 mile during Jun 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 |
|------|------|----------|--------|
| The Sixth Form College Colchester | Other | 0.3 miles | — (No rating) |
| St John's Green Primary School | Primary | 0.3 miles | Good — 4 Dec 2017 |
| St Thomas More's Catholic Primary School, Colchester | Primary | 0.4 miles | Outstanding — 8 Feb 2024 |
| North Primary School and Nursery | Primary | 0.4 miles | Good — 18 Oct 2012 |
| St James' Church of England Primary School | Primary | 0.5 miles | Good — 9 Oct 2019 |