# 86 VESPASIAN ROAD, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5JP

## Property details

- Slug: `954a7e4` (address key hash: `954a7e445f6afdf10d926095d6f6649a887e5ffe`)
- Postcode: SP10 5JP
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 3
- Bathrooms: 2
- Floor area: 104 m²
- EPC rating: D
- Year built: England and Wales: 1967-1975
- Last sold: £340,000 Mar 2026
- Price per m²: £3,269/m²
- Local average: £321,577 (32 sales)
- Street crime: 170 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £340,000
- Date: 2026-03-13
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 29/09/2035
- **Current heating cost:** £1,202/year
- **Est. upgrade cost to C:** £17,700

### Recommendations
- B (£900 - £1,500)
- 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/5500-5108-0422-4572-3153)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-13 | £340,000 | Semi-detached | — | £338,279 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-36ff-8922-e063-4804a8c094d0) |

*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 |
|---------|-------|------|------|
| 86 VESPASIAN ROAD, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5JP | £340,000 | 13/03/2026 | Semi-detached |

## Historic listings

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

- Matched listing: [167842394](http://87.117.209.195:8080/listings/897b9d4)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £340,000 |
| listed | 2025-10-06 | £340,000 |
| sold | 2005-01-01 | £166,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 100 VESPASIAN ROAD, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5JP | £227,500 | 08/12/2023 | Semi-detached |
| 24 RYON CLOSE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4DG | £322,500 | 28/07/2023 | Semi-detached |
| 23 TRAJAN WALK, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5JW | £252,500 | 27/09/2022 | Semi-detached |
| 9 RYON CLOSE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4DG | £263,000 | 14/07/2022 | Semi-detached |
| 25 RYON CLOSE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4DG | £263,750 | 20/04/2022 | Semi-detached |

**Area average:** £265,850 (5 sales)

## Capital growth trend

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

- **5y growth:** 26.2%
- **10y growth:** 37.5%

## House Price Index (HM Land Registry)

*Official index for Test Valley; Semi-detached series; as of May 2026.*

- **1y growth (index):** 1.8%
- **5y growth (index):** 15.1%
- **10y growth (index):** 38.5%

## Rental Range

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

- **Low:** £1,103/mo
- **Realistic:** £1,226/mo
- **Optimistic:** £1,349/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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Trajan Walk, SP10 | £1,350/mo | 3 | 0.1 miles | OpenRent |
| 3 Bed Terraced House, Venice Court, SP10 | £1,395/mo | 3 | 0.29 miles | OpenRent |
| 3 Bed End Terrace, Venice Court, SP10 | £1,375/mo | 3 | 0.3 miles | OpenRent |
| 3 Bed Detached House, Bramble Walk, SP11 | £1,600/mo | 3 | 0.37 miles | OpenRent |
| 3 Bed Semi-Detached House, Barley Road, SP11 | £1,350/mo | 3 | 0.38 miles | OpenRent |
| 3 Bed Detached House, Medina Court, SP10 | £1,400/mo | 3 | 0.63 miles | OpenRent |
| 3 Bed Semi-Detached House, Ryeland Way, SP11 | £1,600/mo | 3 | 0.74 miles | OpenRent |
| 3 Bed Terraced House, Armstrong Rise, SP10 | £1,350/mo | 3 | 0.78 miles | OpenRent |

**Average rent: £1,428/mo (8 listings)**

## 1% Rule

- **Rent ratio:** 0.41% (weak for cashflow)
- **Max investor price (0.8%):** £173,125
- **Target investor price (1%):** £138,500

*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 £1,385/mo).*

- **Gross yield:** 4.9%
- **Cost-to-rent:** 20.5×
- **Monthly cashflow:** £-117/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.4%

*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 | 75 |
| Anti-social behaviour | 30 |
| Public order | 17 |
| Shoplifting | 13 |
| Criminal damage and arson | 10 |
| Other theft | 10 |
| Other crime | 5 |
| Drugs | 3 |
| Bicycle theft | 2 |
| Burglary | 2 |
| Possession of weapons | 1 |
| Robbery | 1 |
| Theft from the person | 1 |
| **Total incidents** | **170** |

*Within 1 mile during Jun 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 |
|------|------|----------|--------|
| The Knights Enham Junior School | Primary | 0.1 miles | — (Inspected (no overall grade)) |
| Knights Enham Nursery and Infant School | Primary | 0.1 miles | Requires improvement — 3 Jul 2023 |
| Roman Way Primary School | Primary | 0.2 miles | Good — 7 Jun 2013 |
| Smannell Field School | Other | 0.2 miles | Good — 27 Apr 2015 |
| Endeavour Primary School | Primary | 0.6 miles | Requires improvement — 27 Jul 2023 |