Terraced 3 sales on record

85 SWALLOWFIELDS

ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PL

£270,000

Location

Map view View on Google Maps View on OpenStreetMap Street View SP10 5PL

Nearby

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

Type	Name	Distance
Bus stop	Shepherds Spring Schools	0.0 miles
Shop	Morrisons Daily	0.2 miles
Hospital	Andover War Memorial Hospital	0.9 miles
Train station	Andover	1.0 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

Bathrooms

Floor area

61 m²

EPC rating

Year built

England and Wales: 1991-1995

Last sold

£270,000 Feb 2026

Price per m²

£4,426/m²

Local average

£264,704 (42 sales)

Street crime

213 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 27/05/2025

Expiry date: 26/05/2035

Current heating cost: £590/year

Potential heating cost: £549/year

Est. upgrade cost to C: £14,500

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	06/02/2026	£270,000	Terraced	+31.7%	£272,202 to April 2026	View transaction
Sold	07/01/2020	£205,000	Terraced	-0.5%	£250,922 to April 2026	View transaction
Sold	20/10/2017	£206,000	Terraced	—	£252,772 to April 2026	View transaction

Historic listings

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

Event	Date	Price
listed	18/06/2026	£270,000
sold	01/01/2026	£270,000
sold	01/01/2020	£205,000
sold	01/01/2017	£206,000
sold	01/01/2007	£172,000
sold	01/01/2004	£139,950

Photos · Open listing

Sold comparables

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

Address	Price	Date	Type
2 BEDSER SQUARE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5BY	£255,000	05/12/2025	Terraced
11 FRY SQUARE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5BU	£270,000	03/12/2025	Terraced
4 BLACKBIRD COURT, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PA	£258,000	22/11/2023	Terraced
31 CAMELOT CLOSE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4BD	£195,000	13/11/2023	Terraced
26 CAMELOT CLOSE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4BD	£225,000	27/10/2023	Terraced
40 SWALLOWFIELDS, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PN	£189,000	23/10/2023	Terraced
3 BEDSER SQUARE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5BY	£255,500	13/10/2023	Terraced
2 AUGUSTUS WALK, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5JS	£216,000	31/08/2023	Terraced
3 CAMELOT CLOSE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4BD	£210,000	31/05/2023	Terraced
127 CAMELOT CLOSE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4BG	£216,000	31/05/2023	Terraced
93 SWALLOWFIELDS, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PL	£250,000	14/04/2023	Terraced
1 DOVE CLOSE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PB	£180,000	03/04/2023	Terraced
33 RIMINI ROAD, SMANNELL, ANDOVER, TEST VALLEY, HAMPSHIRE, SP11 6WN	£290,000	17/03/2023	Terraced
7 SWALLOWFIELDS, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PL	£235,500	21/12/2022	Terraced
6 EDRICH SQUARE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5BS	£250,000	21/12/2022	Terraced
152 CAMELOT CLOSE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4BQ	£260,000	08/12/2022	Terraced
4 SWALLOWFIELDS, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PN	£236,000	25/11/2022	Terraced
4 GODDARD SQUARE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5DF	£237,500	21/10/2022	Terraced
13 TRAJAN WALK, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5JW	£215,000	30/09/2022	Terraced
9 ROBIN WAY, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PH	£210,000	31/08/2022	Terraced

Area average: £232,675 (20 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 17.7%

10y growth 39.1%

House Price Index (HM Land Registry — official index, not sold-price averages): Test Valley. Series: Terraced. As of April 2026.

1y (index) 0%

5y (index) 15.7%

10y (index) 38.1%

Rental Range

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

Low £1,094/mo

Realistic £1,215/mo

Optimistic £1,337/mo

Based on Local Authority from postcode lookup → Test Valley.

LHA (30th percentile) floor for Basingstoke: 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 End Terrace, Pilgrims Way, SP10	£1,200/mo	2	0.58 miles	OpenRent

Average rent: £1,200/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.44%

Max investor price (0.8%) £150,000

Target investor price (1%) £120,000

Gross yield 5.3%

Cost-to-rent ratio 18.8×

Monthly cashflow £-8/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.1%

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	85
Anti-social behaviour	36
Shoplifting	24
Public order	22
Drugs	11
Criminal damage and arson	10
Other theft	7
Vehicle crime	7
Possession of weapons	4
Other crime	3
Robbery	2
Bicycle theft	1
Burglary	1
Total incidents	213

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Smannell Field School	Other	0.1 miles	Good — 27 Apr 2015
Knights Enham Nursery and Infant School	Primary	0.3 miles	Requires improvement — 3 Jul 2023
The Knights Enham Junior School	Primary	0.3 miles	— (Inspected (no overall grade))
Roman Way Primary School	Primary	0.4 miles	Good — 7 Jun 2013
Icknield School	Other	0.6 miles	Outstanding — 6 Mar 2015

FENSA

No FENSA certificates found for this address.

# 85 SWALLOWFIELDS, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PL

## Property details

- Slug: `7cd57cd` (address key hash: `7cd57cdd3775d4944c5d5614a3708309a66be1d5`)
- Postcode: SP10 5PL
- Transactions on record: 3

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 2
- Bathrooms: 2
- Floor area: 61 m²
- EPC rating: C
- Year built: England and Wales: 1991-1995
- Last sold: £270,000 Feb 2026
- Price per m²: £4,426/m²
- Local average: £264,704 (42 sales)
- Street crime: 213 incidents within 1 mile (May 2026)

## Latest sale

- Price: £270,000
- Date: 2026-02-06
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 26/05/2035
- **Current heating cost:** £590/year
- **Est. upgrade cost to C:** £14,500

### Recommendations
- W2 (£4,000 - £6,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0390-2053-0550-2725-2071)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-06 | £270,000 | Terraced | +31.7% | £272,202 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-32a4-d8ea-e063-4704a8c0bf7d) |
| Sold | 2020-01-07 | £205,000 | Terraced | -0.5% | £250,922 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/9ff0d969-c741-11ed-e053-6c04a8c06383) |
| Sold | 2017-10-20 | £206,000 | Terraced | — | £252,772 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/5f54b81d-2a15-2b45-e053-6b04a8c01fb0) |

*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 |
|---------|-------|------|------|
| 85 SWALLOWFIELDS, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PL | £270,000 | 06/02/2026 | Terraced |
| 85 SWALLOWFIELDS, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PL | £205,000 | 07/01/2020 | Terraced |
| 85 SWALLOWFIELDS, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PL | £206,000 | 20/10/2017 | Terraced |

## Historic listings

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

- Matched listing: [89866257](http://87.117.209.195:8080/listings/03b7184)

| Event | Date | Price |
|-------|------|-------|
| listed | 2026-06-18 | £270,000 |
| sold | 2026-01-01 | £270,000 |
| sold | 2020-01-01 | £205,000 |
| sold | 2017-01-01 | £206,000 |
| sold | 2007-01-01 | £172,000 |
| sold | 2004-01-01 | £139,950 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 BEDSER SQUARE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5BY | £255,000 | 05/12/2025 | Terraced |
| 11 FRY SQUARE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5BU | £270,000 | 03/12/2025 | Terraced |
| 4 BLACKBIRD COURT, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PA | £258,000 | 22/11/2023 | Terraced |
| 31 CAMELOT CLOSE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4BD | £195,000 | 13/11/2023 | Terraced |
| 26 CAMELOT CLOSE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4BD | £225,000 | 27/10/2023 | Terraced |
| 40 SWALLOWFIELDS, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PN | £189,000 | 23/10/2023 | Terraced |
| 3 BEDSER SQUARE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5BY | £255,500 | 13/10/2023 | Terraced |
| 2 AUGUSTUS WALK, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5JS | £216,000 | 31/08/2023 | Terraced |
| 3 CAMELOT CLOSE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4BD | £210,000 | 31/05/2023 | Terraced |
| 127 CAMELOT CLOSE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4BG | £216,000 | 31/05/2023 | Terraced |
| 93 SWALLOWFIELDS, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PL | £250,000 | 14/04/2023 | Terraced |
| 1 DOVE CLOSE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PB | £180,000 | 03/04/2023 | Terraced |
| 33 RIMINI ROAD, SMANNELL, ANDOVER, TEST VALLEY, HAMPSHIRE, SP11 6WN | £290,000 | 17/03/2023 | Terraced |
| 7 SWALLOWFIELDS, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PL | £235,500 | 21/12/2022 | Terraced |
| 6 EDRICH SQUARE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5BS | £250,000 | 21/12/2022 | Terraced |
| 152 CAMELOT CLOSE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4BQ | £260,000 | 08/12/2022 | Terraced |
| 4 SWALLOWFIELDS, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PN | £236,000 | 25/11/2022 | Terraced |
| 4 GODDARD SQUARE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5DF | £237,500 | 21/10/2022 | Terraced |
| 13 TRAJAN WALK, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5JW | £215,000 | 30/09/2022 | Terraced |
| 9 ROBIN WAY, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PH | £210,000 | 31/08/2022 | Terraced |

**Area average:** £232,675 (20 sales)

## Capital growth trend

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

- **5y growth:** 17.7%
- **10y growth:** 39.1%

## House Price Index (HM Land Registry)

*Official index for Test Valley; Terraced series; as of April 2026.*

- **1y growth (index):** 0%
- **5y growth (index):** 15.7%
- **10y growth (index):** 38.1%

## Rental Range

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

- **Low:** £1,094/mo
- **Realistic:** £1,215/mo
- **Optimistic:** £1,337/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 (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed End Terrace, Pilgrims Way, SP10 | £1,200/mo | 2 | 0.58 miles | OpenRent |

**Average rent: £1,200/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.44% (weak for cashflow)
- **Max investor price (0.8%):** £150,000
- **Target investor price (1%):** £120,000

*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 £1,200/mo).*

- **Gross yield:** 5.3%
- **Cost-to-rent:** 18.8×
- **Monthly cashflow:** £-8/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.1%

*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 | 85 |
| Anti-social behaviour | 36 |
| Shoplifting | 24 |
| Public order | 22 |
| Drugs | 11 |
| Criminal damage and arson | 10 |
| Other theft | 7 |
| Vehicle crime | 7 |
| Possession of weapons | 4 |
| Other crime | 3 |
| Robbery | 2 |
| Bicycle theft | 1 |
| Burglary | 1 |
| **Total incidents** | **213** |

*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 |
|------|------|----------|--------|
| Smannell Field School | Other | 0.1 miles | Good — 27 Apr 2015 |
| Knights Enham Nursery and Infant School | Primary | 0.3 miles | Requires improvement — 3 Jul 2023 |
| The Knights Enham Junior School | Primary | 0.3 miles | — (Inspected (no overall grade)) |
| Roman Way Primary School | Primary | 0.4 miles | Good — 7 Jun 2013 |
| Icknield School | Other | 0.6 miles | Outstanding — 6 Mar 2015 |