# 8 BLACKTHORN CLOSE, ROYAL WOOTTON BASSETT, SWINDON, WILTSHIRE, SN4 7JE

## Property details

- Slug: `ab713ea` (address key hash: `ab713ea59bfd757bf4f09c60da8e8d0a48ac773e`)
- Postcode: SN4 7JE
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 60 m²
- EPC rating: D
- Year built: England and Wales: 1967-1975
- Last sold: £255,000 Feb 2026
- Price per m²: £4,250/m²
- Local average: £331,337 (30 sales)
- Street crime: 69 incidents within 1 mile (May 2026)

## Latest sale

- Price: £255,000
- Date: 2026-02-19
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 21/09/2035
- **Current heating cost:** £745/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/0135-3821-1500-0812-4226)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-19 | £255,000 | Semi-detached | +24.4% | £254,242 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-e844-8922-e063-4804a8c094d0) |
| Sold | 2017-08-25 | £205,000 | Semi-detached | — | £251,194 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/5a9d8b55-ef22-68eb-e053-6b04a8c0d293) |

*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 |
|---------|-------|------|------|
| 8 BLACKTHORN CLOSE, ROYAL WOOTTON BASSETT, SWINDON, WILTSHIRE, SN4 7JE | £255,000 | 19/02/2026 | Semi-detached |
| 8 BLACKTHORN CLOSE, ROYAL WOOTTON BASSETT, SWINDON, WILTSHIRE, SN4 7JE | £205,000 | 25/08/2017 | 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: [167329940](http://87.117.209.195:8080/listings/f33ada6)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £255,000 |
| listed | 2025-09-23 | £255,000 |
| sold | 2017-01-01 | £205,000 |
| sold | 2006-01-01 | £157,000 |
| sold | 2003-01-01 | £124,000 |
| sold | 1999-01-01 | £72,950 |
| sold | 1998-01-01 | £56,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 45 SHOWFIELD, ROYAL WOOTTON BASSETT, SWINDON, WILTSHIRE, SN4 7HY | £215,000 | 05/09/2023 | Semi-detached |
| 51 SHOWFIELD, ROYAL WOOTTON BASSETT, SWINDON, WILTSHIRE, SN4 7HY | £260,000 | 23/08/2023 | Semi-detached |
| 47 SAFFRON CLOSE, ROYAL WOOTTON BASSETT, SWINDON, WILTSHIRE, SN4 7JB | £290,000 | 03/08/2023 | Semi-detached |
| 6 KINGSLEY AVENUE, ROYAL WOOTTON BASSETT, SWINDON, WILTSHIRE, SN4 8LF | £545,000 | 31/07/2023 | Semi-detached |
| 46 BLACKTHORN CLOSE, ROYAL WOOTTON BASSETT, SWINDON, WILTSHIRE, SN4 7JE | £276,250 | 12/04/2023 | Semi-detached |
| 6 WITHY CLOSE, ROYAL WOOTTON BASSETT, SWINDON, WILTSHIRE, SN4 7JF | £312,000 | 08/07/2022 | Semi-detached |
| 10 BLACKTHORN CLOSE, ROYAL WOOTTON BASSETT, SWINDON, WILTSHIRE, SN4 7JE | £275,000 | 14/03/2022 | Semi-detached |
| 20 LABURNUM DRIVE, ROYAL WOOTTON BASSETT, SWINDON, WILTSHIRE, SN4 7HU | £283,000 | 28/01/2022 | Semi-detached |

**Area average:** £307,031 (8 sales)

## Capital growth trend

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

- **5y growth:** -3.9%
- **10y growth:** 40%

## House Price Index (HM Land Registry)

*Official index for Wiltshire; Semi-detached series; as of April 2026.*

- **1y growth (index):** 1.7%
- **5y growth (index):** 17.2%
- **10y growth (index):** 34.3%

## Rental Range

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

- **Low:** £958/mo
- **Realistic:** £1,064/mo
- **Optimistic:** £1,170/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Cheltenham (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 Terraced House, Saffron Close, SN4 | £890/mo | 2 | 0.19 miles | OpenRent |
| 2 Bed Maisonette, Manor House Close, SN4 | £1,050/mo | 2 | 0.29 miles | OpenRent |
| 2 Bed Flat, Wesley Court, SN4 | £925/mo | 2 | 0.41 miles | OpenRent |
| 2 Bed Flat, Royal Wootton Bassett, SN4 | £1,300/mo | 2 | 0.5 miles | OpenRent |
| 2 Bed Maisonette, Bardsey Close, SN4 | £950/mo | 2 | 0.73 miles | OpenRent |
| 2 Bed Terraced House, Woodshaw Mead, SN4 | £890/mo | 2 | 0.85 miles | OpenRent |
| 2 Bed Flat, Royal Wootton Bassett, SN4 | £1,000/mo | 2 | 0.89 miles | OpenRent |
| 2 Bed Flat, Royal Wootton Bassett, SN4 | £1,100/mo | 2 | 0.89 miles | OpenRent |
| 2 Bed Flat, Royal Wootton Bassett, SN4 | £1,000/mo | 2 | 0.9 miles | OpenRent |

**Average rent: £1,012/mo (9 listings)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £125,000
- **Target investor price (1%):** £100,000

*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 £1,000/mo).*

- **Gross yield:** 4.7%
- **Cost-to-rent:** 21.3×
- **Monthly cashflow:** £-129/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.1%

*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 | 26 |
| Anti-social behaviour | 19 |
| Criminal damage and arson | 13 |
| Public order | 3 |
| Drugs | 2 |
| Other theft | 2 |
| Shoplifting | 2 |
| Burglary | 1 |
| Robbery | 1 |
| **Total incidents** | **69** |

*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 |
|------|------|----------|--------|
| Royal Wootton Bassett Academy | Secondary | 0.2 miles | — (Inspected (no overall grade)) |
| St Bartholomew's Primary Academy | Primary | 0.4 miles | Good — 19 Dec 2019 |
| Longleaze Primary School | Primary | 0.4 miles | Good — 12 May 2017 |
| Noremarsh Junior School | Primary | 0.7 miles | Requires improvement — 23 Apr 2023 |
| Wootton Bassett Infants' School | Primary | 0.8 miles | Good — 5 Mar 2023 |