# 22 CHURCH FARM CLOSE, HILPERTON, TROWBRIDGE, WILTSHIRE, BA14 7XL

## Property details

- Slug: `b776aa2` (address key hash: `b776aa2a501db78475009f393aaba2d4c60570bd`)
- Postcode: BA14 7XL
- Transactions on record: 1

- Tenure: Freehold
- Property type: Detached
- Floor area: 143 m²
- EPC rating: B
- Last sold: £625,000 Jan 2026
- Price per m²: £4,371/m²
- Local average: £419,759 (80 sales)

## Latest sale

- Price: £625,000
- Date: 2026-01-27
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 06/12/2033
- **Current heating cost:** £755/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9300-3583-8220-2907-7865)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-27 | £625,000 | Detached | — | £634,201 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-a6b0-591c-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 |
|---------|-------|------|------|
| 22 CHURCH FARM CLOSE, HILPERTON, TROWBRIDGE, WILTSHIRE, BA14 7XL | £625,000 | 27/01/2026 | Detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 20 CHURCH FARM CLOSE, HILPERTON, TROWBRIDGE, WILTSHIRE, BA14 7XL | £650,000 | 23/06/2025 | Detached |

**Area average:** £650,000 (1 sale)

## Capital growth trend

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

- **5y growth:** 23.8%
- **10y growth:** 20.5%

## House Price Index (HM Land Registry)

*Official index for South West; Detached series; as of April 2026.*

- **1y growth (index):** 2.3%
- **5y growth (index):** 14.5%
- **10y growth (index):** 38.3%

## Rental Range

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

- **Low:** £1,113/mo
- **Realistic:** £1,237/mo
- **Optimistic:** £1,361/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for West Wiltshire (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 | As seen on |
|------|------|------|------|
| 1 Bed Flat, Downhayes Road, BA14 | £800/mo | 1 | OpenRent |
| 1 Bed Flat, Harford St, BA14 | £800/mo | 1 | OpenRent |
| 2 Bed Semi-Detached House, Leisler Gardens, BA14 | £827/mo | 2 | OpenRent |
| 2 Bed Terraced House, Towpath Road, BA14 | £827/mo | 2 | OpenRent |
| 2 Bed Terraced House, The Arches, BA14 | £950/mo | 2 | OpenRent |
| 4 Bed Terraced House, The Down, BA14 | £950/mo | 4 | OpenRent |
| 4 Bed Terraced House, The Arches, BA14 | £1,000/mo | 4 | OpenRent |
| 3 Bed Terraced House, Ferris Way, BA14 | £1,027/mo | 3 | OpenRent |
| 3 Bed Terraced House, Soprano Way, BA14 | £1,027/mo | 3 | OpenRent |
| Studio Flat, Eastbourne Road, BA14 | £1,050/mo | 1 | OpenRent |
| 2 Bed Terraced House, Lower Court, BA14 | £1,050/mo | 2 | OpenRent |
| 3 Bed Detached House, Trowbridge, BA14 | £1,400/mo | 3 | OpenRent |
| 3 Bed End Terrace, Hastings Road, BA14 | £1,500/mo | 3 | OpenRent |
| 4 Bed Terraced House, Leap Gate, BA14 | £1,675/mo | 4 | OpenRent |

**Average rent: £1,063/mo (14 listings)**

## 1% Rule

- **Rent ratio:** 0.16% (weak for cashflow)
- **Max investor price (0.8%):** £126,750
- **Target investor price (1%):** £101,400

*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 £1,014/mo).*

- **Gross yield:** 1.9%
- **Cost-to-rent:** 51.4×
- **Monthly cashflow:** £-1,574/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -10.4%

*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).*