# 52 ROMAN PLACE, WESTBURY, WILTSHIRE, BA13 4GH

## Property details

- Slug: `ec6adc2` (address key hash: `ec6adc27aabff80f65ff2dbca84bd4afd5423bd4`)
- Postcode: BA13 4GH
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 56 m²
- EPC rating: B
- Last sold: £185,000 Mar 2026
- Price per m²: £3,304/m²
- Local average: £163,917 (12 sales)

## Latest sale

- Price: £185,000
- Date: 2026-03-06
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 17/01/2034
- **Current heating cost:** £273/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0700-3180-0832-1091-3943)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-06 | £185,000 | Flat | — | £186,985 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-97d1-b8d0-e063-4704a8c08d98) |

*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 |
|---------|-------|------|------|
| 52 ROMAN PLACE, WESTBURY, WILTSHIRE, BA13 4GH | £185,000 | 06/03/2026 | Flat |

## Historic listings

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

- Matched listing: [156438563](http://87.117.209.195:8080/listings/9d69ffc)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £185,000 |
| listed | 2025-01-03 | £185,000 |
| sold | 2024-01-01 | £179,550 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 7 ROMAN PLACE, WESTBURY, WILTSHIRE, BA13 4GH | £195,000 | 07/08/2025 | Flat |
| 10 ROMAN PLACE, WESTBURY, WILTSHIRE, BA13 4GH | £250,000 | 19/12/2022 | Flat |

**Area average:** £222,500 (2 sales)

## Capital growth trend

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

- **5y growth:** 39.7%
- **10y growth:** 45.3%

## House Price Index (HM Land Registry)

*Official index for South West; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** 1.4%
- **5y growth (index):** 3.5%
- **10y growth (index):** 22.8%

## Rental Range

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

- **Low:** £1,111/mo
- **Realistic:** £1,234/mo
- **Optimistic:** £1,357/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Cheltenham (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 |
|------|------|------|------|
| 2 Bed Flat, Primmers Place, BA13 | £850/mo | 2 | OpenRent |
| 2 Bed Terraced House, Doggetts Lane, BA13 | £925/mo | 2 | OpenRent |
| 2 Bed Flat, Station Road, BA13 | £975/mo | 2 | OpenRent |
| 2 Bed Semi-Detached House, Matravers Close, BA13 | £1,100/mo | 2 | OpenRent |
| 2 Bed Flat, Haynes Road, BA13 | £1,842/mo | 2 | OpenRent |

**Average rent: £1,138/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.53% (weak for cashflow)
- **Max investor price (0.8%):** £121,875
- **Target investor price (1%):** £97,500

*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 £975/mo).*

- **Gross yield:** 6.3%
- **Cost-to-rent:** 15.8×
- **Monthly cashflow:** £124/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.8%

*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).*