# OLD SCHOOL COURT 2 WIX ROAD, RAMSEY, HARWICH, TENDRING, ESSEX, CO12 5FR

## Property details

- Slug: `b1f9f56` (address key hash: `b1f9f563f710ee1404794eecbe2d1dfaf34fe598`)
- Postcode: CO12 5FR
- Transactions on record: 1

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 3
- Bathrooms: 2
- Last sold: £350,000 Mar 2026
- Local average: £367,416 (27 sales)

## Latest sale

- Price: £350,000
- Date: 2026-03-02
- Type: D
- Tenure: F

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-02 | £350,000 | Detached | — | £350,000 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29c-c671-8922-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 |
|---------|-------|------|------|
| OLD SCHOOL COURT 2 WIX ROAD, RAMSEY, HARWICH, TENDRING, ESSEX, CO12 5FR | £350,000 | 02/03/2026 | Detached |

## Historic listings

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

- Matched listing: [158355848](http://87.117.209.195:8080/listings/34d916d)
- Matched listing: [158329193](http://87.117.209.195:8080/listings/3406b06)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £350,000 |
| sold | 2026-01-01 | £350,000 |
| listed | 2025-02-17 | £350,000 |
| listed | 2025-02-17 | £315,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| OLD SCHOOL COURT 1 WIX ROAD, RAMSEY, HARWICH, TENDRING, ESSEX, CO12 5FR | £525,000 | 01/12/2023 | Detached |
| OLD SCHOOL COURT 7 WIX ROAD, RAMSEY, HARWICH, TENDRING, ESSEX, CO12 5FR | £500,000 | 27/10/2023 | Detached |

**Area average:** £512,500 (2 sales)

## Capital growth trend

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

- **5y growth:** 11%
- **10y growth:** 54.6%

## House Price Index (HM Land Registry)

*Official index for East of England; Detached series; as of March 2026.*

- **1y growth (index):** 2%
- **5y growth (index):** 13.5%
- **10y growth (index):** 32.9%

## Rental Range

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

- **Low:** £1,150/mo
- **Realistic:** £1,278/mo
- **Optimistic:** £1,406/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Ipswich (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 | As seen on |
|------|------|------|------|
| 3 Bed Detached House, Church Hill, CO12 | £1,525/mo | 3 | OpenRent |

**Average rent: £1,525/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.44% (weak for cashflow)
- **Max investor price (0.8%):** £190,625
- **Target investor price (1%):** £152,500

*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 £1,525/mo).*

- **Gross yield:** 5.2%
- **Cost-to-rent:** 19.1×
- **Monthly cashflow:** £-31/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.4%

*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).*