Flats/Maisonettes 3 sales on record

56 WATERTOWER WAY

BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9RF

£176,000

Location

Map view View on Google Maps View on OpenStreetMap Street View RG24 9RF

Nearby

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

Type	Name	Distance
Bus stop	Fairway House	0.1 miles
Shop	Bombshell Hair & Beauty	0.1 miles
Hospital	Coronary Care Unit (CCU) and Cardiology Ward	0.3 miles
Train station	Basingstoke	1.5 miles

Property details

Tenure

Leasehold

Property type

Flat

Bedrooms

Bathrooms

Floor area

50 m²

EPC rating

Year built

England and Wales: 2007-2011

Last sold

£176,000 Feb 2026

Price per m²

£3,520/m²

Local average

£173,997 (18 sales)

Street crime

108 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 28/11/2019

Expiry date: 27/11/2029

Current heating cost: £243/year

Potential heating cost: £243/year

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	27/02/2026	£176,000	Flat	-5.9%	£171,022 to April 2026	View transaction
Sold	12/08/2020	£187,000	Flat	+36.5%	£208,211 to April 2026	View transaction
Sold	13/08/2010	£137,000	Flat	—	£198,485 to April 2026	View transaction

Historic listings

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

Event	Date	Price
sold	01/01/2026	£176,000
listed	23/06/2025	£179,950
sold	01/01/2020	£187,000
sold	01/01/2010	£137,000
sold	01/01/2008	£125,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
SPENCER HOUSE 4 PEGGS WAY, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9WP	£215,000	21/11/2025	Flat
BRAMSHOTT HOUSE, 28 5 BLACKMOOR DRIVE, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9QF	£245,000	20/11/2025	Flat
LOCKSBRIDGE HOUSE, 1 19 DIVOT WAY, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9YB	£175,000	12/12/2023	Flat
73 CANADIAN WAY, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9RE	£330,000	16/11/2023	Flat
9 HINES COURT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9FW	£215,000	26/10/2023	Flat
150 PARK PREWETT ROAD, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9TY	£202,500	16/10/2023	Flat
LOCKSBRIDGE HOUSE, 1 11 DIVOT WAY, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9YB	£295,000	06/10/2023	Flat
7 CANADIAN WAY, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9RE	£350,000	22/06/2023	Flat
7 HINES COURT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9FW	£218,000	03/05/2023	Flat
27 GREENLANDS ROAD, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9RD	£210,000	04/01/2023	Flat
31 HOLLIES COURT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9RJ	£222,000	02/12/2022	Flat
SPENCER HOUSE 7 PEGGS WAY, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9WP	£250,000	29/11/2022	Flat
2 HINES COURT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9FW	£170,000	11/11/2022	Flat
29 HOLLIES COURT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9RJ	£215,000	09/11/2022	Flat
7 GREENLANDS ROAD, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9RD	£200,000	26/10/2022	Flat
52 DIVOT WAY, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9YE	£100,000	18/10/2022	Flat
16 WATERTOWER WAY, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9RF	£205,000	07/10/2022	Flat
75 CANADIAN WAY, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9RE	£330,000	07/10/2022	Flat
32 HOLLIES COURT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9RJ	£215,000	02/09/2022	Flat
SPENCER HOUSE 1 PEGGS WAY, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9WP	£235,000	25/08/2022	Flat

Area average: £229,875 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

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

5y growth 7.2%

10y growth 15.2%

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

1y (index) -6.1%

5y (index) 3.1%

10y (index) 8.5%

Rental Range

Estimated market rent for Basingstoke and Deane. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,179/mo

Realistic £1,310/mo

Optimistic £1,441/mo

Based on Local Authority from postcode lookup → Basingstoke and Deane.

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

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 1-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed End Terrace, Trinity Way, RG24	£1,700/mo	3	0.62 miles	OpenRent
3 Bed End Terrace, Nuffield Way, RG24	£1,650/mo	3	0.63 miles	OpenRent

Average rent: £1,675/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.95%

Max investor price (0.8%) £209,375

Target investor price (1%) £167,500

Gross yield 11.4%

Cost-to-rent ratio 8.8×

Monthly cashflow £789/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 18.6%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	43
Anti-social behaviour	17
Public order	15
Other theft	9
Criminal damage and arson	7
Burglary	4
Shoplifting	4
Drugs	3
Vehicle crime	3
Possession of weapons	2
Robbery	1
Total incidents	108

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
Saxon Wood School	Other	0.4 miles	Good — 10 Jul 2023
Chiltern Way Academy Futures	Other	0.5 miles	Inadequate — 5 Dec 2022
Winklebury Junior School	Primary	0.7 miles	Good — 18 Oct 2012
Winklebury Infant School	Primary	0.7 miles	Good — 29 Nov 2013
Everest Community Academy	Secondary	1.0 miles	Good — 8 Mar 2020

FENSA

No FENSA certificates found for this address.

# 56 WATERTOWER WAY, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9RF

## Property details

- Slug: `b6dd0ff` (address key hash: `b6dd0ffbe57e9eb38a75684cfbee3c62522b96f7`)
- Postcode: RG24 9RF
- Transactions on record: 3

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 1
- Bathrooms: 1
- Floor area: 50 m²
- EPC rating: C
- Year built: England and Wales: 2007-2011
- Last sold: £176,000 Feb 2026
- Price per m²: £3,520/m²
- Local average: £173,997 (18 sales)
- Street crime: 108 incidents within 1 mile (May 2026)

## Latest sale

- Price: £176,000
- Date: 2026-02-27
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 27/11/2029
- **Current heating cost:** £243/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8891-6529-5359-4378-4922)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-27 | £176,000 | Flat | -5.9% | £171,022 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-3cd1-8922-e063-4804a8c094d0) |
| Sold | 2020-08-12 | £187,000 | Flat | +36.5% | £208,211 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/b32ebb13-9048-3c99-e053-6c04a8c09ca1) |
| Sold | 2010-08-13 | £137,000 | Flat | — | £198,485 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/442620a8-1073-4722-bd62-730df299c933) |

*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 |
|---------|-------|------|------|
| 56 WATERTOWER WAY, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9RF | £176,000 | 27/02/2026 | Flat |
| 56 WATERTOWER WAY, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9RF | £187,000 | 12/08/2020 | Flat |
| 56 WATERTOWER WAY, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9RF | £137,000 | 13/08/2010 | Flat |

## Historic listings

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

- Matched listing: [163665527](http://87.117.209.195:8080/listings/6c375fc)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £176,000 |
| listed | 2025-06-23 | £179,950 |
| sold | 2020-01-01 | £187,000 |
| sold | 2010-01-01 | £137,000 |
| sold | 2008-01-01 | £125,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| SPENCER HOUSE 4 PEGGS WAY, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9WP | £215,000 | 21/11/2025 | Flat |
| BRAMSHOTT HOUSE, 28 5 BLACKMOOR DRIVE, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9QF | £245,000 | 20/11/2025 | Flat |
| LOCKSBRIDGE HOUSE, 1 19 DIVOT WAY, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9YB | £175,000 | 12/12/2023 | Flat |
| 73 CANADIAN WAY, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9RE | £330,000 | 16/11/2023 | Flat |
| 9 HINES COURT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9FW | £215,000 | 26/10/2023 | Flat |
| 150 PARK PREWETT ROAD, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9TY | £202,500 | 16/10/2023 | Flat |
| LOCKSBRIDGE HOUSE, 1 11 DIVOT WAY, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9YB | £295,000 | 06/10/2023 | Flat |
| 7 CANADIAN WAY, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9RE | £350,000 | 22/06/2023 | Flat |
| 7 HINES COURT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9FW | £218,000 | 03/05/2023 | Flat |
| 27 GREENLANDS ROAD, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9RD | £210,000 | 04/01/2023 | Flat |
| 31 HOLLIES COURT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9RJ | £222,000 | 02/12/2022 | Flat |
| SPENCER HOUSE 7 PEGGS WAY, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9WP | £250,000 | 29/11/2022 | Flat |
| 2 HINES COURT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9FW | £170,000 | 11/11/2022 | Flat |
| 29 HOLLIES COURT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9RJ | £215,000 | 09/11/2022 | Flat |
| 7 GREENLANDS ROAD, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9RD | £200,000 | 26/10/2022 | Flat |
| 52 DIVOT WAY, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9YE | £100,000 | 18/10/2022 | Flat |
| 16 WATERTOWER WAY, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9RF | £205,000 | 07/10/2022 | Flat |
| 75 CANADIAN WAY, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9RE | £330,000 | 07/10/2022 | Flat |
| 32 HOLLIES COURT, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9RJ | £215,000 | 02/09/2022 | Flat |
| SPENCER HOUSE 1 PEGGS WAY, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG24 9WP | £235,000 | 25/08/2022 | Flat |

**Area average:** £229,875 (20 sales)

## Capital growth trend

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

- **5y growth:** 7.2%
- **10y growth:** 15.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -6.1%
- **5y growth (index):** 3.1%
- **10y growth (index):** 8.5%

## Rental Range

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

- **Low:** £1,179/mo
- **Realistic:** £1,310/mo
- **Optimistic:** £1,441/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 1-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed End Terrace, Trinity Way, RG24 | £1,700/mo | 3 | 0.62 miles | OpenRent |
| 3 Bed End Terrace, Nuffield Way, RG24 | £1,650/mo | 3 | 0.63 miles | OpenRent |

**Average rent: £1,675/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.95% (okay)
- **Max investor price (0.8%):** £209,375
- **Target investor price (1%):** £167,500

*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 £1,675/mo).*

- **Gross yield:** 11.4%
- **Cost-to-rent:** 8.8×
- **Monthly cashflow:** £789/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 18.6%

*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 | 43 |
| Anti-social behaviour | 17 |
| Public order | 15 |
| Other theft | 9 |
| Criminal damage and arson | 7 |
| Burglary | 4 |
| Shoplifting | 4 |
| Drugs | 3 |
| Vehicle crime | 3 |
| Possession of weapons | 2 |
| Robbery | 1 |
| **Total incidents** | **108** |

*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 |
|------|------|----------|--------|
| Saxon Wood School | Other | 0.4 miles | Good — 10 Jul 2023 |
| Chiltern Way Academy Futures | Other | 0.5 miles | Inadequate — 5 Dec 2022 |
| Winklebury Junior School | Primary | 0.7 miles | Good — 18 Oct 2012 |
| Winklebury Infant School | Primary | 0.7 miles | Good — 29 Nov 2013 |
| Everest Community Academy | Secondary | 1.0 miles | Good — 8 Mar 2020 |