# 65 BERRYFIELD PARK, MELKSHAM, WILTSHIRE, SN12 6EE

## Property details

- Slug: `6b7edc3` (address key hash: `6b7edc3d5486814dea67a9c7be33cf0908d9d2bd`)
- Postcode: SN12 6EE
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Floor area: 79 m²
- EPC rating: C
- Year built: England and Wales: 1976-1982
- Last sold: £210,000 Jan 2026
- Price per m²: £2,658/m²
- Local average: £268,114 (22 sales)
- Street crime: 68 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £210,000
- Date: 2026-01-23
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 07/08/2035
- **Current heating cost:** £757/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/2170-8308-7150-6106-8205)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-23 | £210,000 | Terraced | +40% | £206,683 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-a79a-591c-e063-4704a8c00c31) |
| Sold | 2015-08-13 | £150,000 | Terraced | — | £209,454 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/0c027746-53ce-4498-90f4-996bb5550dbc) |

*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 |
|---------|-------|------|------|
| 65 BERRYFIELD PARK, MELKSHAM, WILTSHIRE, SN12 6EE | £210,000 | 23/01/2026 | Terraced |
| 65 BERRYFIELD PARK, MELKSHAM, WILTSHIRE, SN12 6EE | £150,000 | 13/08/2015 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 13 PADFIELD GARDENS, MELKSHAM, WILTSHIRE, SN12 6EQ | £325,000 | 17/12/2025 | Terraced |
| 108 BERRYFIELD PARK, MELKSHAM, WILTSHIRE, SN12 6BX | £205,000 | 27/07/2023 | Terraced |

**Area average:** £265,000 (2 sales)

## Capital growth trend

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

- **5y growth:** 28.7%
- **10y growth:** 55.8%

## House Price Index (HM Land Registry)

*Official index for Wiltshire; Terraced series; as of March 2026.*

- **1y growth (index):** 0.1%
- **5y growth (index):** 14.7%
- **10y growth (index):** 34.2%

## Rental Range

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

- **Low:** £953/mo
- **Realistic:** £1,059/mo
- **Optimistic:** £1,165/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Terraced House, King Street, SN12 | £1,000/mo | 2 | 0.75 miles | OpenRent |
| 2 Bed Terraced House, King St, SN12 | £1,050/mo | 2 | 0.77 miles | OpenRent |
| 2 Bed Bungalow, Dowding Court, SN12 | £1,250/mo | 2 | 0.81 miles | OpenRent |
| 2 Bed Semi-Detached House, Rope Walk, SN12 | £1,100/mo | 2 | 0.94 miles | OpenRent |
| 2 Bed Semi-Detached House, Church Street, SN12 | £950/mo | 2 | 1 miles | OpenRent |
| 2 Bed Terraced House, Catalina Court, SN12 | £995/mo | 2 | 1.11 miles | OpenRent |
| 2 Bed Terraced House, Magister Road, SN12 | £1,100/mo | 2 | 1.16 miles | OpenRent |

**Average rent: £1,064/mo (7 listings)**

## 1% Rule

- **Rent ratio:** 0.5% (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:** 6%
- **Cost-to-rent:** 16.7×
- **Monthly cashflow:** £93/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.8%

*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 | 35 |
| Anti-social behaviour | 11 |
| Public order | 9 |
| Criminal damage and arson | 7 |
| Other theft | 2 |
| Possession of weapons | 2 |
| Drugs | 1 |
| Vehicle crime | 1 |
| **Total incidents** | **68** |

*Within 1 mile during Apr 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 |
|------|------|----------|--------|
| Aloeric Primary School | Primary | 0.7 miles | Good — 12 Feb 2015 |
| Bowerhill Primary School | Primary | 1.0 miles | Good — 7 Jul 2024 |
| St George's Church of England Primary School, Semington | Primary | 1.1 miles | Good — 12 Jan 2023 |
| The Manor CofE VC Primary School | Primary | 1.1 miles | Requires improvement — 5 Dec 2022 |
| Melksham Oak Community School | Secondary | 1.2 miles | Good — 27 Nov 2022 |

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #5234571
- **Address:** 65 Berryfield Park, MELKSHAM, SN12 6EE
- **Certificate Issued:** 19/11/2007
- **Work Completed:** 10/10/2007
- **Items:** 13 window(s), 1 door(s)

### FENSA Certificate #3718377
- **Address:** 65 Berryfield Park, MELKSHAM, SN12 6EE
- **Certificate Issued:** 15/05/2006
- **Work Completed:** 25/04/2006
- **Items:** 2 door(s)

### FENSA Certificate #3028769
- **Address:** 65 Berryfield Park, MELKSHAM, SN12 6EE
- **Certificate Issued:** 12/09/2005
- **Work Completed:** 10/08/2005
- **Items:** 1 door(s)