# 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:** 14.2%
- **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 |