Flats/Maisonettes 3 sales on record

225 WITCHARDS

BASILDON, ESSEX, SS16 5BJ

£155,000

Location

Map view View on Google Maps View on OpenStreetMap Street View SS16 5BJ

Nearby

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

Type	Name	Distance
Bus stop	Waldegrave	0.1 miles
Shop	MBitz	0.2 miles
Train station	Basildon	0.4 miles
Hospital	Southend University Hospital	9.6 miles
University	University of Essex	10.8 miles

Property details

Tenure

Leasehold

Property type

Flat

Floor area

42 m²

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£155,000 Jan 2026

Price per m²

£3,690/m²

Local average

£175,173 (26 sales)

Street crime

433 incidents within 1 mile (Apr 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 12/02/2020

Current heating cost: £365/year

Potential heating cost: £252/year

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Cavity wall insulation (1,500)
50 mm internal or external wall insulation (14,000)
Floor insulation (solid floor) (6,000)
Low energy lighting for all fixed outlets (15)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	19/01/2026	£155,000	Flat	+5.4%	£152,185 to March 2026	View transaction
Sold	25/11/2016	£147,000	Flat	+314.1%	£163,156 to March 2026	View transaction
Sold	04/10/1999	£35,500	Flat	—	£147,622 to March 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

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

Address	Price	Date	Type
88 CLAY HILL ROAD, BASILDON, ESSEX, SS16 5DU	£106,000	13/06/2023	Flat
1 CHERRYDOWN EAST, BASILDON, ESSEX, SS16 5GJ	£124,000	23/04/2023	Flat
249 CHERRYDOWN EAST, BASILDON, ESSEX, SS16 5GN	£240,000	31/03/2023	Flat
399 CHERRYDOWN EAST, BASILDON, ESSEX, SS16 5GP	£165,000	09/12/2022	Flat
143 CHERRYDOWN EAST, BASILDON, ESSEX, SS16 5GL	£130,000	03/03/2022	Flat
114 WITCHARDS, BASILDON, ESSEX, SS16 5BN	£145,000	21/12/2021	Flat
63 CHERRYDOWN EAST, BASILDON, ESSEX, SS16 5GJ	£172,000	04/11/2021	Flat
5 CODENHAM GREEN, BASILDON, ESSEX, SS16 5DT	£152,000	13/07/2021	Flat
419 CHERRYDOWN EAST, BASILDON, ESSEX, SS16 5GP	£155,000	01/07/2021	Flat

Area average: £154,333 (9 sales)

For sale comparables

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

Capital growth trend

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

5y growth -10.4%

10y growth 16.7%

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

1y (index) -5.6%

5y (index) 1.5%

10y (index) 23%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: BASILDON BOROUGH COUNCIL

Rental Range

Estimated market rent for Basildon. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,262/mo

Realistic £1,402/mo

Optimistic £1,542/mo

Based on Local Authority from postcode lookup → Basildon.

LHA (30th percentile) floor for South West Essex: 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
1 Bed Flat, Thistledown, SS14	£1,275/mo	1	0.5 miles	OpenRent

Average rent: £1,275/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.82%

Max investor price (0.8%) £159,375

Target investor price (1%) £127,500

Gross yield 9.9%

Cost-to-rent ratio 10.1×

Monthly cashflow £512/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 13.7%

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	211
Anti-social behaviour	41
Criminal damage and arson	29
Drugs	24
Other theft	24
Public order	23
Shoplifting	19
Other crime	18
Bicycle theft	11
Vehicle crime	11
Burglary	10
Theft from the person	6
Possession of weapons	5
Robbery	1
Total incidents	433

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Kingswood Primary School and Nursery	Primary	0.1 miles	Good — 19 Jun 2018
Woodlands School	Secondary	0.4 miles	Good — 19 Apr 2018
Cherry Tree Primary School	Primary	0.5 miles	Good — 11 Sep 2018
Fairhouse Community Primary School	Primary	0.6 miles	Good — 13 May 2016
Ghyllgrove Primary School	Primary	0.6 miles	— (Inspected (no overall grade))

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# 225 WITCHARDS, BASILDON, ESSEX, SS16 5BJ

## Property details

- Slug: `73c7f38` (address key hash: `73c7f38fd784c598ce4dd20ffc60e4953c657f3e`)
- Postcode: SS16 5BJ
- Transactions on record: 3

- Tenure: Leasehold
- Property type: Flat
- Floor area: 42 m²
- EPC rating: D
- Year built: England and Wales: 1950-1966
- Last sold: £155,000 Jan 2026
- Price per m²: £3,690/m²
- Local average: £175,173 (26 sales)
- Street crime: 433 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £155,000
- Date: 2026-01-19
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Current heating cost:** £365/year

### Recommendations
- B (1,500)
- Q (14,000)
- W2 (6,000)
- E (15)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9328-7009-6212-6520-9240)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-19 | £155,000 | Flat | +5.4% | £152,185 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c31-d804-591c-e063-4704a8c00c31) |
| Sold | 2016-11-25 | £147,000 | Flat | +314.1% | £163,156 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/453d27a2-f4af-ef91-e050-a8c0630574d7) |
| Sold | 1999-10-04 | £35,500 | Flat | — | £147,622 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/e2fa1434-60e5-4ac6-96ad-00e69ce35cf0) |

*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 |
|---------|-------|------|------|
| 225 WITCHARDS, BASILDON, ESSEX, SS16 5BJ | £155,000 | 19/01/2026 | Flat |
| 225 WITCHARDS, BASILDON, ESSEX, SS16 5BJ | £147,000 | 25/11/2016 | Flat |
| 225 WITCHARDS, BASILDON, ESSEX, SS16 5BJ | £35,500 | 04/10/1999 | 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 |
|---------|-------|------|------|
| 88 CLAY HILL ROAD, BASILDON, ESSEX, SS16 5DU | £106,000 | 13/06/2023 | Flat |
| 1 CHERRYDOWN EAST, BASILDON, ESSEX, SS16 5GJ | £124,000 | 23/04/2023 | Flat |
| 249 CHERRYDOWN EAST, BASILDON, ESSEX, SS16 5GN | £240,000 | 31/03/2023 | Flat |
| 399 CHERRYDOWN EAST, BASILDON, ESSEX, SS16 5GP | £165,000 | 09/12/2022 | Flat |
| 143 CHERRYDOWN EAST, BASILDON, ESSEX, SS16 5GL | £130,000 | 03/03/2022 | Flat |
| 114 WITCHARDS, BASILDON, ESSEX, SS16 5BN | £145,000 | 21/12/2021 | Flat |
| 63 CHERRYDOWN EAST, BASILDON, ESSEX, SS16 5GJ | £172,000 | 04/11/2021 | Flat |
| 5 CODENHAM GREEN, BASILDON, ESSEX, SS16 5DT | £152,000 | 13/07/2021 | Flat |
| 419 CHERRYDOWN EAST, BASILDON, ESSEX, SS16 5GP | £155,000 | 01/07/2021 | Flat |

**Area average:** £154,333 (9 sales)

## Capital growth trend

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

- **5y growth:** -10.4%
- **10y growth:** 16.7%

## House Price Index (HM Land Registry)

*Official index for Basildon; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -5.6%
- **5y growth (index):** 1.5%
- **10y growth (index):** 23%

## Rental Range

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

- **Low:** £1,262/mo
- **Realistic:** £1,402/mo
- **Optimistic:** £1,542/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for South West Essex (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 |
|------|------|------|------|------|
| 1 Bed Flat, Thistledown, SS14 | £1,275/mo | 1 | 0.5 miles | OpenRent |

**Average rent: £1,275/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.82% (okay)
- **Max investor price (0.8%):** £159,375
- **Target investor price (1%):** £127,500

*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 £1,275/mo).*

- **Gross yield:** 9.9%
- **Cost-to-rent:** 10.1×
- **Monthly cashflow:** £512/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 13.7%

*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 | 211 |
| Anti-social behaviour | 41 |
| Criminal damage and arson | 29 |
| Drugs | 24 |
| Other theft | 24 |
| Public order | 23 |
| Shoplifting | 19 |
| Other crime | 18 |
| Bicycle theft | 11 |
| Vehicle crime | 11 |
| Burglary | 10 |
| Theft from the person | 6 |
| Possession of weapons | 5 |
| Robbery | 1 |
| **Total incidents** | **433** |

*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 |
|------|------|----------|--------|
| Kingswood Primary School and Nursery | Primary | 0.1 miles | Good — 19 Jun 2018 |
| Woodlands School | Secondary | 0.4 miles | Good — 19 Apr 2018 |
| Cherry Tree Primary School | Primary | 0.5 miles | Good — 11 Sep 2018 |
| Fairhouse Community Primary School | Primary | 0.6 miles | Good — 13 May 2016 |
| Ghyllgrove Primary School | Primary | 0.6 miles | — (Inspected (no overall grade)) |