Flats/Maisonettes

2A KISBY AVENUE

GODMANCHESTER, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 2BZ

£120,000

Location

Map view View on Google Maps View on OpenStreetMap Street View PE29 2BZ

Nearby

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

Type	Name	Distance
Bus stop	Ravenshoe	0.1 miles
Shop	King Farm Supplies and Produce	0.2 miles
Hospital	MS (Multiple Scelerosis) Therapy Centre	1.3 miles
Train station	Huntingdon	1.5 miles
University	Madingley Hall	10.6 miles

Property details

Tenure

Leasehold

Property type

Flat

Floor area

67 m²

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£120,000 Jan 2026

Price per m²

£1,791/m²

Local average

£155,500 (16 sales)

Street crime

67 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 06/05/2021

Expiry date: 05/05/2031

Current heating cost: £418/year

Potential heating cost: £344/year

Est. upgrade cost to C: £6,215

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Low energy lighting for all fixed outlets (£15)
Replacement glazing units (£1,000 - £1,400)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	23/01/2026	£120,000	Flat	—	£119,249 to April 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
1A KISBY AVENUE, GODMANCHESTER, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 2BZ	£180,000	05/12/2025	Flat
20A WHITE HART LANE, GODMANCHESTER, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 2DR	£210,000	11/05/2022	Flat
1A KISBY AVENUE, GODMANCHESTER, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 2BZ	£160,000	10/12/2021	Flat
30 BASCRAFT WAY, GODMANCHESTER, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 2EG	£125,000	01/10/2021	Flat

Area average: £168,750 (4 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 -4.1%

10y growth 3.8%

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

1y (index) 0.1%

5y (index) 3.6%

10y (index) 23.1%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: YAGZAM LTD (16607955)

Rental Range

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

Low £944/mo

Realistic £1,049/mo

Optimistic £1,154/mo

Based on Local Authority from postcode lookup → Huntingdonshire.

LHA (30th percentile) floor for Huntingdon: Apr 2025 – Mar 2026

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.87%

Max investor price (0.8%) £131,125

Target investor price (1%) £104,900

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).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	26
Anti-social behaviour	17
Criminal damage and arson	5
Public order	4
Shoplifting	4
Vehicle crime	3
Burglary	2
Other crime	2
Other theft	2
Bicycle theft	1
Drugs	1
Total incidents	67

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
Godmanchester Bridge Academy	Primary	0.4 miles	Good — 17 Jul 2019
St Anne's CofE Primary School	Primary	0.4 miles	Good — 29 Apr 2014
Godmanchester Community Academy	Primary	0.6 miles	Good — 4 Jul 2013
Hartford Infant and Preschool	Primary	1.3 miles	Good — 18 May 2023
Hartford Junior School	Primary	1.4 miles	Good — 6 Nov 2019

FENSA

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

# 2A KISBY AVENUE, GODMANCHESTER, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 2BZ

## Property details

- Slug: `a042c33` (address key hash: `a042c331df2861443a180d017acfa25749234c5e`)
- Postcode: PE29 2BZ
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Flat
- Floor area: 67 m²
- EPC rating: C
- Year built: England and Wales: 1950-1966
- Last sold: £120,000 Jan 2026
- Price per m²: £1,791/m²
- Local average: £155,500 (16 sales)
- Street crime: 67 incidents within 1 mile (May 2026)

## Latest sale

- Price: £120,000
- Date: 2026-01-23
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 05/05/2031
- **Current heating cost:** £418/year
- **Est. upgrade cost to C:** £6,215

### Recommendations
- W2 (£4,000 - £6,000)
- E (£15)
- O3 (£1,000 - £1,400)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2255-0216-1131-4302-2583)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-23 | £120,000 | Flat | — | £119,249 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-bd92-591c-e063-4704a8c00c31) |

*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 |
|---------|-------|------|------|
| 2A KISBY AVENUE, GODMANCHESTER, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 2BZ | £120,000 | 23/01/2026 | 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 |
|---------|-------|------|------|
| 1A KISBY AVENUE, GODMANCHESTER, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 2BZ | £180,000 | 05/12/2025 | Flat |
| 20A WHITE HART LANE, GODMANCHESTER, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 2DR | £210,000 | 11/05/2022 | Flat |
| 1A KISBY AVENUE, GODMANCHESTER, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 2BZ | £160,000 | 10/12/2021 | Flat |
| 30 BASCRAFT WAY, GODMANCHESTER, HUNTINGDON, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE29 2EG | £125,000 | 01/10/2021 | Flat |

**Area average:** £168,750 (4 sales)

## Capital growth trend

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

- **5y growth:** -4.1%
- **10y growth:** 3.8%

## House Price Index (HM Land Registry)

*Official index for Huntingdonshire; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** 0.1%
- **5y growth (index):** 3.6%
- **10y growth (index):** 23.1%

## Rental Range

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

- **Low:** £944/mo
- **Realistic:** £1,049/mo
- **Optimistic:** £1,154/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Huntingdon (Apr 2025 – Mar 2026).*

## 1% Rule

- **Rent ratio:** 0.87% (okay)
- **Max investor price (0.8%):** £131,125
- **Target investor price (1%):** £104,900

*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 Area rent estimate.*

## 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 | 26 |
| Anti-social behaviour | 17 |
| Criminal damage and arson | 5 |
| Public order | 4 |
| Shoplifting | 4 |
| Vehicle crime | 3 |
| Burglary | 2 |
| Other crime | 2 |
| Other theft | 2 |
| Bicycle theft | 1 |
| Drugs | 1 |
| **Total incidents** | **67** |

*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 |
|------|------|----------|--------|
| Godmanchester Bridge Academy | Primary | 0.4 miles | Good — 17 Jul 2019 |
| St Anne's CofE Primary School | Primary | 0.4 miles | Good — 29 Apr 2014 |
| Godmanchester Community Academy | Primary | 0.6 miles | Good — 4 Jul 2013 |
| Hartford Infant and Preschool | Primary | 1.3 miles | Good — 18 May 2023 |
| Hartford Junior School | Primary | 1.4 miles | Good — 6 Nov 2019 |