Flats/Maisonettes 2 sales on record

8 KENDAL GARDENS

KEMPSHOTT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG22 5HD

£124,000

Location

Map view View on Google Maps View on OpenStreetMap Street View RG22 5HD

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	Premier Kempshott Stores	0.1 miles
Bus stop	Kendal Gardens	0.1 miles
Train station	Basingstoke	2.3 miles
Hospital	Coronary Care Unit (CCU) and Cardiology Ward	2.4 miles

Property details

Tenure

Leasehold

Property type

Flat

Bedrooms (EPC estimate)

Floor area

42 m²

EPC rating

Year built

England and Wales: 1991-1995

Last sold

£124,000 Feb 2026

Price per m²

£2,952/m²

Local average

£173,423 (13 sales)

Street crime

133 incidents within 1 mile (Mar 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 19/06/2025

Current heating cost: £454/year

Potential heating cost: £249/year

Est. upgrade cost to C: £6,750

Recommendations

Change heating to gas condensing boiler (£3,500 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	27/02/2026	£124,000	Flat	+12.7%	£124,000 to February 2026	View transaction
Sold	29/04/2016	£110,000	Flat	—	£122,153 to February 2026	View transaction

Historic listings

Checking public listings for past sale and let events matched to this address. Refresh in a few minutes.

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
9 KENDAL GARDENS, KEMPSHOTT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG22 5HD	£118,000	05/12/2025	Flat
12 KENDAL GARDENS, KEMPSHOTT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG22 5HD	£115,000	15/08/2025	Flat
5 KENDAL GARDENS, KEMPSHOTT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG22 5HD	£135,000	16/06/2023	Flat
2 KENDAL GARDENS, KEMPSHOTT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG22 5HD	£150,000	24/03/2023	Flat
21 KENDAL GARDENS, KEMPSHOTT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG22 5HD	£235,000	12/12/2022	Flat
19 KENDAL GARDENS, KEMPSHOTT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG22 5HD	£165,000	09/09/2022	Flat
25 KENDAL GARDENS, KEMPSHOTT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG22 5HD	£150,000	26/04/2022	Flat
6 KENDAL GARDENS, KEMPSHOTT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG22 5HD	£155,000	26/01/2022	Flat
29 KENDAL GARDENS, KEMPSHOTT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG22 5HD	£155,000	19/11/2021	Flat
30 KENDAL GARDENS, KEMPSHOTT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG22 5HD	£100,000	03/06/2021	Flat

Area average: £147,800 (10 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

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

5y growth -4%

10y growth 13.7%

House Price Index (HM Land Registry — official index, not sold-price averages): Basingstoke and Deane. Series: Flats and maisonettes. As of February 2026.

1y (index) -0.3%

5y (index) 9%

10y (index) 13.7%

Rental Range

Estimated market rent for Basingstoke and Deane. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,192/mo

Realistic £1,324/mo

Optimistic £1,456/mo

Based on Local Authority from postcode lookup → Basingstoke and Deane.

LHA (30th percentile) floor for Basingstoke: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area, preferring 1-bedroom lets (EPC estimate for this property). Listings without a bedroom count may still appear — check the Beds column. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
1 Bed Maisonette, Alpine Court, RG22	£950/mo	1	0.57 miles	OpenRent
Studio Flat, Brighton Hill, RG22	£850/mo	1	0.73 miles	OpenRent
Studio Flat, Brighton Hill, RG22	£800/mo	1	0.73 miles	OpenRent

Average rent: £867/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.69%

Max investor price (0.8%) £106,250

Target investor price (1%) £85,000

Gross yield 8.2%

Cost-to-rent ratio 12.2×

Monthly cashflow £252/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 8.4%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	57
Anti-social behaviour	22
Shoplifting	13
Public order	8
Criminal damage and arson	7
Burglary	6
Drugs	5
Other theft	5
Vehicle crime	5
Other crime	2
Robbery	2
Theft from the person	1
Total incidents	133

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

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Kempshott Infant School	Primary	0.4 miles	Good — 11 Jul 2022
Kempshott Junior School	Primary	0.4 miles	Good — 14 Jun 2023
Park View Primary School	Primary	0.5 miles	Good — 26 May 2022
Chiltern Way Academy Basingstoke	Other	0.6 miles	Inadequate — 7 Jul 2022
Bishop Challoner Catholic Secondary School	Secondary	0.7 miles	Good — 13 Jun 2018

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
08/02/2010	22/01/2010	3	1

# 8 KENDAL GARDENS, KEMPSHOTT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG22 5HD

## Property details

- Slug: `435e6dd` (address key hash: `435e6ddd5f8fdeb9b71315b184d56931962c430d`)
- Postcode: RG22 5HD
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Bedrooms (EPC estimate): 1
- Floor area: 42 m²
- EPC rating: C
- Year built: England and Wales: 1991-1995
- Last sold: £124,000 Feb 2026
- Price per m²: £2,952/m²
- Local average: £173,423 (13 sales)
- Street crime: 133 incidents within 1 mile (Mar 2026)

## Latest sale

- Price: £124,000
- Date: 2026-02-27
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Current heating cost:** £454/year
- **Est. upgrade cost to C:** £6,750

### Recommendations
- T (£3,500 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9717-3051-6206-3805-9204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-27 | £124,000 | Flat | +12.7% | £124,000 (to February 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-3e4c-8922-e063-4804a8c094d0) |
| Sold | 2016-04-29 | £110,000 | Flat | — | £122,153 (to February 2026) | [View](http://87.117.209.195:8080/house-prices/34428d7e-15e9-b86c-e050-a8c06205059c) |

*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 |
|---------|-------|------|------|
| 8 KENDAL GARDENS, KEMPSHOTT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG22 5HD | £124,000 | 27/02/2026 | Flat |
| 8 KENDAL GARDENS, KEMPSHOTT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG22 5HD | £110,000 | 29/04/2016 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9 KENDAL GARDENS, KEMPSHOTT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG22 5HD | £118,000 | 05/12/2025 | Flat |
| 12 KENDAL GARDENS, KEMPSHOTT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG22 5HD | £115,000 | 15/08/2025 | Flat |
| 5 KENDAL GARDENS, KEMPSHOTT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG22 5HD | £135,000 | 16/06/2023 | Flat |
| 2 KENDAL GARDENS, KEMPSHOTT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG22 5HD | £150,000 | 24/03/2023 | Flat |
| 21 KENDAL GARDENS, KEMPSHOTT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG22 5HD | £235,000 | 12/12/2022 | Flat |
| 19 KENDAL GARDENS, KEMPSHOTT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG22 5HD | £165,000 | 09/09/2022 | Flat |
| 25 KENDAL GARDENS, KEMPSHOTT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG22 5HD | £150,000 | 26/04/2022 | Flat |
| 6 KENDAL GARDENS, KEMPSHOTT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG22 5HD | £155,000 | 26/01/2022 | Flat |
| 29 KENDAL GARDENS, KEMPSHOTT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG22 5HD | £155,000 | 19/11/2021 | Flat |
| 30 KENDAL GARDENS, KEMPSHOTT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG22 5HD | £100,000 | 03/06/2021 | Flat |

**Area average:** £147,800 (10 sales)

## Capital growth trend

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

- **5y growth:** -4%
- **10y growth:** 13.7%

## House Price Index (HM Land Registry)

*Official index for Basingstoke and Deane; Flats and maisonettes series; as of February 2026.*

- **1y growth (index):** -0.3%
- **5y growth (index):** 9%
- **10y growth (index):** 13.7%

## Rental Range

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

- **Low:** £1,192/mo
- **Realistic:** £1,324/mo
- **Optimistic:** £1,456/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area, preferring 1-bedroom lets (EPC estimate for this property). Listings without a bedroom count may still appear — check the Beds column. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Maisonette, Alpine Court, RG22 | £950/mo | 1 | 0.57 miles | OpenRent |
| Studio Flat, Brighton Hill, RG22 | £850/mo | 1 | 0.73 miles | OpenRent |
| Studio Flat, Brighton Hill, RG22 | £800/mo | 1 | 0.73 miles | OpenRent |

**Average rent: £867/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.69% (weak for cashflow)
- **Max investor price (0.8%):** £106,250
- **Target investor price (1%):** £85,000

*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 £850/mo).*

- **Gross yield:** 8.2%
- **Cost-to-rent:** 12.2×
- **Monthly cashflow:** £252/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 8.4%

*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 | 57 |
| Anti-social behaviour | 22 |
| Shoplifting | 13 |
| Public order | 8 |
| Criminal damage and arson | 7 |
| Burglary | 6 |
| Drugs | 5 |
| Other theft | 5 |
| Vehicle crime | 5 |
| Other crime | 2 |
| Robbery | 2 |
| Theft from the person | 1 |
| **Total incidents** | **133** |

*Within 1 mile during Mar 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 |
|------|------|----------|--------|
| Kempshott Infant School | Primary | 0.4 miles | Good — 11 Jul 2022 |
| Kempshott Junior School | Primary | 0.4 miles | Good — 14 Jun 2023 |
| Park View Primary School | Primary | 0.5 miles | Good — 26 May 2022 |
| Chiltern Way Academy Basingstoke | Other | 0.6 miles | Inadequate — 7 Jul 2022 |
| Bishop Challoner Catholic Secondary School | Secondary | 0.7 miles | Good — 13 Jun 2018 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #7136645
- **Address:** 8 Kendal Gardens, BASINGSTOKE, RG22 5HD
- **Certificate Issued:** 08/02/2010
- **Work Completed:** 22/01/2010
- **Items:** 3 window(s), 1 door(s)