# 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).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Terraced House, Roman Way, PE29 | £1,250/mo | 2 | 0.33 miles | OpenRent |
| 2 Bed Terraced House, St Anns Lane, PE29 | £1,145/mo | 2 | 0.35 miles | OpenRent |
| 1 Bed Semi-Detached House, Betts Close, PE29 | £950/mo | 1 | 0.43 miles | OpenRent |
| 1 Bed End Terrace, Buttermel Close, PE29 | £895/mo | 1 | 0.5 miles | OpenRent |
| 4 Bed Detached House, Pavilion Close, PE29 | £2,050/mo | 4 | 0.53 miles | OpenRent |
| 1 Bed Semi-Detached House, Fishers Way, PE29 | £900/mo | 1 | 0.74 miles | OpenRent |
| 2 Bed Flat, Godmanchester, PE29 | £900/mo | 2 | 0.89 miles | OpenRent |
| Studio Flat, Riverside Mill, PE29 | £695/mo | 1 | 0.89 miles | OpenRent |
| 1 Bed Flat, Bridge Place, PE29 | £875/mo | 1 | 0.89 miles | OpenRent |
| Studio Flat, Riverside Mill, PE29 | £695/mo | 1 | 0.9 miles | OpenRent |
| 1 Bed Maisonette, Bridge Place, PE29 | £875/mo | 1 | 0.9 miles | OpenRent |
| 2 Bed Flat, St Mary's St, PE29 | £3,500/mo | 2 | 1.11 miles | OpenRent |
| 2 Bed Flat, Cromwell Court, PE29 | £3,500/mo | 2 | 1.11 miles | OpenRent |
| 2 Bed Flat, St. Marys Street, PE29 | £3,000/mo | 2 | 1.11 miles | OpenRent |
| 2 Bed Flat, St. Marys Street, PE29 | £3,500/mo | 2 | 1.11 miles | OpenRent |
| 2 Bed Flat, St. Marys Street, PE29 | £3,800/mo | 2 | 1.11 miles | OpenRent |

**Average rent: £1,783/mo (16 listings)**

## 1% Rule

- **Rent ratio:** 0.87% (okay)
- **Max investor price (0.8%):** £131,000
- **Target investor price (1%):** £104,800

*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 £1,048/mo).*

- **Gross yield:** 10.5%
- **Cost-to-rent:** 9.5×
- **Monthly cashflow:** £446/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 15.4%

*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 | 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 |