# 9 OLD FARM CLOSE, CAWSTON, RUGBY, WARWICKSHIRE, CV22 7NY

## Property details

- Slug: `dd7d45b` (address key hash: `dd7d45b9d556557650329f2b2b54e6c538a00cd6`)
- Postcode: CV22 7NY
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 3
- Bathrooms: 3
- Floor area: 84 m²
- EPC rating: D
- Year built: England and Wales: 2007-2011
- Last sold: £327,000 Feb 2026
- Price per m²: £3,893/m²
- Local average: £282,513 (59 sales)
- Street crime: 85 incidents within 1 mile (May 2026)

## Latest sale

- Price: £327,000
- Date: 2026-02-26
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 28/07/2035
- **Est. upgrade cost to C:** £15,550

### Recommendations
- N (£4,000 - £7,000)
- Y (£600 - £1,500)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2817-3053-3203-5585-1200)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-26 | £327,000 | Semi-detached | +66.8% | £327,632 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-d75a-8922-e063-4804a8c094d0) |
| Sold | 2013-08-28 | £196,000 | Semi-detached | — | £353,141 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/726fda8d-90dd-4d85-bd31-1f761f9a86c6) |

*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 |
|---------|-------|------|------|
| 9 OLD FARM CLOSE, CAWSTON, RUGBY, WARWICKSHIRE, CV22 7NY | £327,000 | 26/02/2026 | Semi-detached |
| 9 OLD FARM CLOSE, CAWSTON, RUGBY, WARWICKSHIRE, CV22 7NY | £196,000 | 28/08/2013 | 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: [164814290](http://87.117.209.195:8080/listings/a885a5a)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £327,000 |
| listed | 2025-07-22 | £340,000 |
| sold | 2013-01-01 | £196,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 11 BLYTH CLOSE, CAWSTON, RUGBY, WARWICKSHIRE, CV22 7GY | £368,000 | 12/12/2025 | Semi-detached |
| 17 CRESWELL PLACE, CAWSTON, RUGBY, WARWICKSHIRE, CV22 7GZ | £312,500 | 24/11/2025 | Semi-detached |
| 4 SOMERSET PLACE, CAWSTON, RUGBY, WARWICKSHIRE, CV22 7RJ | £245,000 | 27/09/2023 | Semi-detached |
| 7 CALLIER CLOSE, CAWSTON, RUGBY, WARWICKSHIRE, CV22 7GQ | £228,000 | 30/06/2023 | Semi-detached |
| 4 CAVENDISH CLOSE, CAWSTON, RUGBY, WARWICKSHIRE, CV22 7GB | £241,500 | 16/03/2023 | Semi-detached |
| 20 DORSET CLOSE, CAWSTON, RUGBY, WARWICKSHIRE, CV22 7RB | £295,000 | 07/10/2022 | Semi-detached |
| 18 DEVONSHIRE CLOSE, CAWSTON, RUGBY, WARWICKSHIRE, CV22 7EE | £220,000 | 29/04/2022 | Semi-detached |
| 28 DORSET CLOSE, CAWSTON, RUGBY, WARWICKSHIRE, CV22 7RB | £290,000 | 16/12/2021 | Semi-detached |
| 15 BLYTH CLOSE, CAWSTON, RUGBY, WARWICKSHIRE, CV22 7GY | £305,000 | 18/11/2021 | Semi-detached |
| 20 DEVONSHIRE CLOSE, CAWSTON, RUGBY, WARWICKSHIRE, CV22 7EE | £300,000 | 15/11/2021 | Semi-detached |
| 3 SOMERSET PLACE, CAWSTON, RUGBY, WARWICKSHIRE, CV22 7RJ | £267,000 | 27/08/2021 | Semi-detached |

**Area average:** £279,273 (11 sales)

## Capital growth trend

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

- **5y growth:** 7.5%
- **10y growth:** 42.5%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 3.1%
- **5y growth (index):** 16.9%
- **10y growth (index):** 50.4%

## Rental Range

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

- **Low:** £934/mo
- **Realistic:** £1,038/mo
- **Optimistic:** £1,142/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Rugby & East (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 |
|------|------|------|------|------|
| 3 Bed Terraced House, Ivy Close, CV22 | £1,400/mo | 3 | 0.48 miles | OpenRent |
| 3 Bed Semi-Detached House, Sissinghurst Close, CV22 | £1,325/mo | 3 | 1.05 miles | OpenRent |
| 3 Bed Semi-Detached House, Southey Road, CV22 | £1,250/mo | 3 | 1.14 miles | OpenRent |

**Average rent: £1,325/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.41% (weak for cashflow)
- **Max investor price (0.8%):** £165,625
- **Target investor price (1%):** £132,500

*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 £1,325/mo).*

- **Gross yield:** 4.9%
- **Cost-to-rent:** 20.6×
- **Monthly cashflow:** £-120/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.5%

*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:** Job (default Low)

[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 | 33 |
| Anti-social behaviour | 15 |
| Shoplifting | 8 |
| Criminal damage and arson | 7 |
| Vehicle crime | 7 |
| Other theft | 5 |
| Burglary | 4 |
| Public order | 3 |
| Drugs | 2 |
| Robbery | 1 |
| **Total incidents** | **85** |

*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 |
|------|------|----------|--------|
| Cawston Grange Primary School | Primary | 0.1 miles | Good — 27 Jan 2022 |
| Bilton School | Secondary | 0.2 miles | Good — 14 Sep 2021 |
| Henry Hinde Infant School | Primary | 0.4 miles | Good — 9 May 2013 |
| Henry Hinde Junior School | Primary | 0.4 miles | Good — 15 Dec 2022 |
| Bilton Infant School | Primary | 0.5 miles | Requires improvement — 29 Nov 2023 |