# 86 BOXFIELD GREEN, STEVENAGE, HERTFORDSHIRE, SG2 7DS

## Property details

- Slug: `fef8dbe` (address key hash: `fef8dbe0465270329785e82dbb2f97707cd96e66`)
- Postcode: SG2 7DS
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 53 m²
- EPC rating: C
- Year built: England and Wales: 1983-1990
- Last sold: £346,000 Jan 2026
- Price per m²: £6,528/m²
- Local average: £339,836 (73 sales)
- Street crime: 128 incidents within 1 mile (May 2026)

## Latest sale

- Price: £346,000
- Date: 2026-01-26
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 26/10/2030
- **Current heating cost:** £311/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/8130-2020-1009-0123-1222)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-26 | £346,000 | Terraced | — | £348,446 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-2b1a-d8ea-e063-4704a8c0bf7d) |

*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 |
|---------|-------|------|------|
| 86 BOXFIELD GREEN, STEVENAGE, HERTFORDSHIRE, SG2 7DS | £346,000 | 26/01/2026 | Terraced |

## Historic listings

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

- Matched listing: [165417899](http://87.117.209.195:8080/listings/6be6851)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £346,000 |
| listed | 2025-08-06 | £350,000 |
| sold | 2006-01-01 | £173,000 |
| sold | 2003-01-01 | £147,000 |
| sold | 1998-01-01 | £73,995 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 89 THE HEDGEROWS, STEVENAGE, HERTFORDSHIRE, SG2 7DQ | £252,500 | 15/01/2026 | Terraced |
| 6 MONTFITCHET WALK, STEVENAGE, HERTFORDSHIRE, SG2 7DT | £335,000 | 17/12/2025 | Terraced |
| 10 THE PASTURES, STEVENAGE, HERTFORDSHIRE, SG2 7DZ | £300,000 | 15/05/2025 | Terraced |
| 29 NEPTUNE GATE, STEVENAGE, HERTFORDSHIRE, SG2 7SH | £307,500 | 05/07/2024 | Terraced |
| 78 CHALKDOWN, STEVENAGE, HERTFORDSHIRE, SG2 7BN | £315,000 | 08/12/2023 | Terraced |
| 17 HAYFIELD, STEVENAGE, HERTFORDSHIRE, SG2 7JP | £377,000 | 24/11/2023 | Terraced |
| 122 HAYFIELD, STEVENAGE, HERTFORDSHIRE, SG2 7JR | £410,000 | 23/10/2023 | Terraced |
| 15 NEPTUNE GATE, STEVENAGE, HERTFORDSHIRE, SG2 7SH | £315,000 | 29/06/2023 | Terraced |
| 21 THE PASTURES, STEVENAGE, HERTFORDSHIRE, SG2 7DF | £282,000 | 31/05/2023 | Terraced |
| 9 HEDGEROW CLOSE, STEVENAGE, HERTFORDSHIRE, SG2 7EB | £235,000 | 05/05/2023 | Terraced |
| 18 UPLANDS, STEVENAGE, HERTFORDSHIRE, SG2 7DN | £282,000 | 15/12/2022 | Terraced |
| 59 AUGUSTUS GATE, STEVENAGE, HERTFORDSHIRE, SG2 7QY | £245,000 | 15/12/2022 | Terraced |
| 15 HAYFIELD, STEVENAGE, HERTFORDSHIRE, SG2 7JP | £405,000 | 06/12/2022 | Terraced |
| 26 AUGUSTUS GATE, STEVENAGE, HERTFORDSHIRE, SG2 7QY | £385,000 | 25/11/2022 | Terraced |
| 9 AUGUSTUS GATE, STEVENAGE, HERTFORDSHIRE, SG2 7QY | £270,000 | 18/11/2022 | Terraced |
| 55 AUGUSTUS GATE, STEVENAGE, HERTFORDSHIRE, SG2 7QY | £380,000 | 04/11/2022 | Terraced |
| 6 HEDGEROW CLOSE, STEVENAGE, HERTFORDSHIRE, SG2 7EB | £246,000 | 17/10/2022 | Terraced |
| 93 THE PASTURES, STEVENAGE, HERTFORDSHIRE, SG2 7DF | £325,000 | 16/09/2022 | Terraced |
| 43 JUPITER GATE, STEVENAGE, HERTFORDSHIRE, SG2 7ST | £310,000 | 08/07/2022 | Terraced |
| 39 MONTFITCHET WALK, STEVENAGE, HERTFORDSHIRE, SG2 7DT | £247,000 | 30/06/2022 | Terraced |

**Area average:** £311,200 (20 sales)

## Capital growth trend

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

- **5y growth:** 8.9%
- **10y growth:** 37.9%

## House Price Index (HM Land Registry)

*Official index for Stevenage; Terraced series; as of April 2026.*

- **1y growth (index):** 4.2%
- **5y growth (index):** 16.2%
- **10y growth (index):** 34%

## Rental Range

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

- **Low:** £1,283/mo
- **Realistic:** £1,426/mo
- **Optimistic:** £1,569/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (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 |
|------|------|------|------|------|
| 2 Bed Terraced House, Chepstow Close, SG1 | £1,700/mo | 2 | 0.53 miles | OpenRent |
| 2 Bed Flat, Admiral Drive, SG1 | £1,500/mo | 2 | 0.71 miles | OpenRent |
| 2 Bed Flat, Admiral Drive, SG1 | £1,500/mo | 2 | 0.74 miles | OpenRent |

**Average rent: £1,567/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £187,500
- **Target investor price (1%):** £150,000

*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 £1,500/mo).*

- **Gross yield:** 5.2%
- **Cost-to-rent:** 19.2×
- **Monthly cashflow:** £-38/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.4%

*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).*

## 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 | 53 |
| Anti-social behaviour | 32 |
| Shoplifting | 11 |
| Public order | 8 |
| Other theft | 7 |
| Criminal damage and arson | 6 |
| Possession of weapons | 4 |
| Vehicle crime | 3 |
| Drugs | 2 |
| Burglary | 1 |
| Other crime | 1 |
| **Total incidents** | **128** |

*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 |
|------|------|----------|--------|
| The Nobel School | Secondary | 0.5 miles | Good — 22 Mar 2018 |
| Lodge Farm Primary School | Primary | 0.6 miles | Requires improvement — 13 Dec 2022 |
| Martins Wood Primary School | Primary | 0.7 miles | Inadequate — 9 Feb 2022 |
| Stevenage Education Support Centre | Other | 0.7 miles | Outstanding — 16 Jun 2024 |
| Camps Hill Primary School | Primary | 0.7 miles | Good — 14 May 2024 |