# 5 PASSAGE LANE, WARSASH, SOUTHAMPTON, FAREHAM, HAMPSHIRE, SO31 9FW

## Property details

- Slug: `76cee04` (address key hash: `76cee04142820bcf8594f7c3b2630e3e5ccc6a0d`)
- Postcode: SO31 9FW
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 84 m²
- EPC rating: B
- Year built: England and Wales: 1976-1982
- Last sold: £430,000 Mar 2026
- Price per m²: £5,119/m²
- Local average: £588,078 (103 sales)
- Street crime: 50 incidents within 1 mile (May 2026)

## Latest sale

- Price: £430,000
- Date: 2026-03-27
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 26/09/2035
- **Current heating cost:** £924/year
- **Est. upgrade cost to C:** £8,700

### Recommendations
- B (£900 - £1,500)
- W2 (£5,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0330-2573-9510-2025-6561)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-27 | £430,000 | Detached | +17.8% | £425,539 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-0a80-b8d0-e063-4704a8c08d98) |
| Sold | 2007-10-05 | £365,000 | Detached | — | £594,215 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/6607ecc6-ecaa-42ab-b2a4-7b60d5af15fd) |

*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 |
|---------|-------|------|------|
| 5 PASSAGE LANE, WARSASH, SOUTHAMPTON, FAREHAM, HAMPSHIRE, SO31 9FW | £430,000 | 27/03/2026 | Detached |
| 5 PASSAGE LANE, WARSASH, SOUTHAMPTON, FAREHAM, HAMPSHIRE, SO31 9FW | £365,000 | 05/10/2007 | Detached |

## Historic listings

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

- Matched listing: [163975880](http://87.117.209.195:8080/listings/d636bac)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £430,000 |
| listed | 2025-06-30 | £450,000 |
| sold | 2007-01-01 | £365,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 4 HAMBLE CLOSE, WARSASH, SOUTHAMPTON, FAREHAM, HAMPSHIRE, SO31 9GT | £930,000 | 15/08/2025 | Detached |
| 23 HAVELOCK ROAD, WARSASH, SOUTHAMPTON, FAREHAM, HAMPSHIRE, SO31 9FX | £396,666 | 19/06/2023 | Detached |
| 5 HAMBLE CLOSE, WARSASH, SOUTHAMPTON, FAREHAM, HAMPSHIRE, SO31 9GT | £915,000 | 24/08/2022 | Detached |
| 16 HAVELOCK ROAD, WARSASH, SOUTHAMPTON, FAREHAM, HAMPSHIRE, SO31 9FX | £770,000 | 19/08/2022 | Detached |
| 80 SHORE ROAD, WARSASH, SOUTHAMPTON, FAREHAM, HAMPSHIRE, SO31 9FT | £975,000 | 14/04/2022 | Detached |
| 27 HAVELOCK ROAD, WARSASH, SOUTHAMPTON, FAREHAM, HAMPSHIRE, SO31 9FX | £596,000 | 03/12/2021 | Detached |

**Area average:** £763,778 (6 sales)

## Capital growth trend

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

- **5y growth:** 5.2%
- **10y growth:** 31.9%

## House Price Index (HM Land Registry)

*Official index for Fareham; Detached series; as of April 2026.*

- **1y growth (index):** -0.1%
- **5y growth (index):** 12.8%
- **10y growth (index):** 31.8%

## Rental Range

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

- **Low:** £1,092/mo
- **Realistic:** £1,213/mo
- **Optimistic:** £1,334/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 |
|------|------|------|------|------|
| 2 Bed Maisonette, Havelock Court, SO31 | £1,100/mo | 2 | 0.18 miles | OpenRent |
| 2 Bed Flat, Sable Close, SO31 | £1,100/mo | 2 | 0.91 miles | OpenRent |
| 2 Bed Detached House, Firecracker Drive, SO31 | £1,400/mo | 2 | 0.93 miles | OpenRent |
| 2 Bed Terraced House, Pimpernel Close, SO31 | £1,100/mo | 2 | 0.96 miles | OpenRent |
| 2 Bed Flat, Locks Heath, SO31 | £1,300/mo | 2 | 1.01 miles | OpenRent |
| 2 Bed Semi-Detached House, Stonecrop Close, SO31 | £1,250/mo | 2 | 1.03 miles | OpenRent |

**Average rent: £1,208/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.27% (weak for cashflow)
- **Max investor price (0.8%):** £146,875
- **Target investor price (1%):** £117,500

*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 £1,175/mo).*

- **Gross yield:** 3.3%
- **Cost-to-rent:** 30.5×
- **Monthly cashflow:** £-661/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.4%

*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 | 16 |
| Anti-social behaviour | 15 |
| Criminal damage and arson | 6 |
| Public order | 5 |
| Other theft | 2 |
| Shoplifting | 2 |
| Theft from the person | 2 |
| Burglary | 1 |
| Vehicle crime | 1 |
| **Total incidents** | **50** |

*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 |
|------|------|----------|--------|
| Hook-With-Warsash Church of England Academy | Primary | 0.5 miles | Good — 23 Jul 2014 |
| Brookfield Community School | Secondary | 1.3 miles | Good — 15 Nov 2010 |
| Sarisbury Infant School | Primary | 1.3 miles | Good — 30 Mar 2023 |
| Hamble Primary School | Primary | 1.3 miles | Good — 27 Jul 2023 |
| Locks Heath Junior School | Primary | 1.4 miles | — (Inspected (no overall grade)) |

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #10325417
- **Address:** 5 Passage Lane, Warsash, SO31 9FW
- **Certificate Issued:** 17/06/2014
- **Work Completed:** 16/05/2014
- **Items:** 1 door(s)

### FENSA Certificate #9909363
- **Address:** 5 Passage Lane, Warsash, SO31 9FW
- **Certificate Issued:** 26/11/2013
- **Work Completed:** 31/10/2013
- **Items:** 1 door(s)