# 12 WOODSTOCK CRESCENT, HOCKLEY, ROCHFORD, ESSEX, SS5 4XG

## Property details

- Slug: `9d2368c` (address key hash: `9d2368c46becbc40b0342a3c7520e12fb34f4d11`)
- Postcode: SS5 4XG
- Transactions on record: 3

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 1
- Bathrooms: 1
- Floor area: 43 m²
- EPC rating: C
- Year built: England and Wales: 1983-1990
- Last sold: £260,000 Feb 2026
- Price per m²: £6,047/m²
- Local average: £345,200 (5 sales)
- Street crime: 46 incidents within 1 mile (May 2026)

## Latest sale

- Price: £260,000
- Date: 2026-02-11
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 09/09/2035
- **Current heating cost:** £369/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/7735-6421-3500-0860-4292)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-11 | £260,000 | Terraced | +20.9% | £254,784 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-1868-d8ea-e063-4704a8c0bf7d) |
| Sold | 2019-11-19 | £215,000 | Terraced | +25.7% | £245,105 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/9b361206-2e46-1904-e053-6b04a8c0eeb5) |
| Sold | 2015-09-25 | £171,000 | Terraced | — | £238,667 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/23b6165e-2ed5-fcf4-e050-a8c0620577fa) |

*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 |
|---------|-------|------|------|
| 12 WOODSTOCK CRESCENT, HOCKLEY, ROCHFORD, ESSEX, SS5 4XG | £260,000 | 11/02/2026 | Terraced |
| 12 WOODSTOCK CRESCENT, HOCKLEY, ROCHFORD, ESSEX, SS5 4XG | £215,000 | 19/11/2019 | Terraced |
| 12 WOODSTOCK CRESCENT, HOCKLEY, ROCHFORD, ESSEX, SS5 4XG | £171,000 | 25/09/2015 | Terraced |

## Historic listings

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

- Matched listing: [166977410](http://87.117.209.195:8080/listings/84ff508)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £260,000 |
| listed | 2025-09-13 | £270,000 |
| sold | 2019-01-01 | £215,000 |
| sold | 2015-01-01 | £171,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 95 SUDELEY GARDENS, HOCKLEY, ROCHFORD, ESSEX, SS5 4XQ | £332,000 | 05/12/2025 | Terraced |
| 24 BARNWELL DRIVE, HOCKLEY, ROCHFORD, ESSEX, SS5 4UA | £310,000 | 27/09/2023 | Terraced |
| 67 SUDELEY GARDENS, HOCKLEY, ROCHFORD, ESSEX, SS5 4XQ | £340,000 | 16/12/2022 | Terraced |
| 25 SUDELEY GARDENS, HOCKLEY, ROCHFORD, ESSEX, SS5 4XQ | £233,000 | 13/10/2022 | Terraced |
| 71 SUDELEY GARDENS, HOCKLEY, ROCHFORD, ESSEX, SS5 4XQ | £295,000 | 10/12/2021 | Terraced |
| 17 CLAYSPRING CLOSE, HOCKLEY, ROCHFORD, ESSEX, SS5 5AW | £355,000 | 19/11/2021 | Terraced |
| 93 SUDELEY GARDENS, HOCKLEY, ROCHFORD, ESSEX, SS5 4XQ | £290,000 | 15/10/2021 | Terraced |
| 6 HANOVER MEWS, HOCKLEY, ROCHFORD, ESSEX, SS5 4UT | £235,000 | 22/09/2021 | Terraced |

**Area average:** £298,750 (8 sales)

## Capital growth trend

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

- **5y growth:** 10.9%
- **10y growth:** 31.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 3.8%
- **5y growth (index):** 14.3%
- **10y growth (index):** 30.8%

## Rental Range

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

- **Low:** £1,166/mo
- **Realistic:** £1,296/mo
- **Optimistic:** £1,426/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Colchester (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 |
|------|------|------|------|------|
| 1 Bed Terraced House, Sudeley Gardens, SS5 | £1,050/mo | 1 | 0.1 miles | OpenRent |

**Average rent: £1,050/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.4% (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:** 4.8%
- **Cost-to-rent:** 20.6×
- **Monthly cashflow:** £-104/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.7%

*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 | 17 |
| Anti-social behaviour | 6 |
| Criminal damage and arson | 6 |
| Public order | 4 |
| Shoplifting | 4 |
| Other theft | 3 |
| Vehicle crime | 3 |
| Robbery | 2 |
| Burglary | 1 |
| **Total incidents** | **46** |

*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 |
|------|------|----------|--------|
| Hockley Primary School | Primary | 0.3 miles | Outstanding — 10 Feb 2016 |
| Plumberow Primary Academy | Primary | 0.5 miles | Good — 28 Mar 2014 |
| Greensward Academy | Secondary | 0.6 miles | Good — 26 Sep 2014 |
| Westerings Primary Academy | Primary | 0.6 miles | Good — 25 Apr 2017 |
| Ashingdon Primary Academy | Primary | 1.5 miles | Good — 29 Oct 2023 |

## FENSA Certificates

This property has 4 FENSA certificate(s) on record.

### FENSA Certificate #12737839
- **Address:** 12 Woodstock Crescent, HOCKLEY, SS5 4XG
- **Certificate Issued:** 01/01/2018
- **Work Completed:** 11/12/2017
- **Items:** 1 door(s)

### FENSA Certificate #12111697
- **Address:** 12 Woodstock Crescent, HOCKLEY, SS5 4XG
- **Certificate Issued:** 26/12/2016
- **Work Completed:** 01/12/2016
- **Items:** 3 window(s)

### FENSA Certificate #11740509
- **Address:** 12 Woodstock Crescent, HOCKLEY, SS5 4XG
- **Certificate Issued:** 18/07/2016
- **Work Completed:** 27/06/2016
- **Items:** 1 window(s)

### FENSA Certificate #11407097
- **Address:** 12 Woodstock Crescent, HOCKLEY, SS5 4XG
- **Certificate Issued:** 13/01/2016
- **Work Completed:** 18/12/2015
- **Items:** 1 door(s)