# 2 bedroom retirement property for sale (HR8 1SZ) ## Property Details | Key | Value | |-----|-------| | Address | 17 UPPERHALL CLOSE, LEDBURY, HEREFORDSHIRE HR8 1SZ | | Price | £320,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Construction age | England and Wales: 1983-1990 | | Floor area | 90 m² | | Last sold | £320,000 Oct 2023 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 22/03/2032 - **Est. upgrade cost to C:** £10,500 ### Recommendations - W1 (£800 - £1,200) - 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/2500-3475-0822-8125-3723) ## Description The property is situated in the heart of Ledbury town centre which offers a comprehensive range of facilities and amenities to include shops, post office, many leisure activities, mainline railway station and regular bus service.  The larger centres of Hereford, Worcester and Gloucester are all approximately 16 miles distant and the M50/M motorway network can be found some four miles to the south of the town. ## Property Photos - ![Photo](/listings/photos/134628896/683893) - ![Photo](/listings/photos/134628896/683901) - ![Photo](/listings/photos/134628896/683906) - ![Photo](/listings/photos/134628896/683908) - ![Photo](/listings/photos/134628896/683913) - ![Photo](/listings/photos/134628896/683916) - ![Photo](/listings/photos/134628896/683919) - ![Photo](/listings/photos/134628896/683921) - ![Photo](/listings/photos/134628896/683923) - ![Photo](/listings/photos/134628896/683924) - ![Photo](/listings/photos/134628896/683926) - ![Photo](/listings/photos/134628896/683929) - ![Photo](/listings/photos/134628896/683937) - ![Photo](/listings/photos/134628896/683944) - ![Photo](/listings/photos/134628896/683949) - ![Photo](/listings/photos/134628896/683954) - ![Photo](/listings/photos/134628896/683957) - ![Photo](/listings/photos/134628896/683962) ## Floorplans - ![Floorplan 1](/listings/photos/134628896/683966) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/134628896/683969) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 17 UPPERHALL CLOSE, LEDBURY, HEREFORDSHIRE, HR8 1SZ | £320,000 | 19/10/2023 | Terraced | | 17 UPPERHALL CLOSE, LEDBURY, HEREFORDSHIRE, HR8 1SZ | £225,000 | 21/02/2020 | Terraced | | 17 UPPERHALL CLOSE, LEDBURY, HEREFORDSHIRE, HR8 1SZ | £184,500 | 19/03/2012 | Terraced | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | PRINCE OF WALES CHURCH LANE, LEDBURY, HEREFORDSHIRE, HR8 1DL | £350,000 | 20/06/2023 | Other | | THE COACH HOUSE THE STABLES 3 CHURCH STREET, LEDBURY, HEREFORDSHIRE, HR8 1DJ | £700,000 | 05/04/2023 | Other | | 11 HIGH STREET, LEDBURY, HEREFORDSHIRE, HR8 1DS | £360,000 | 30/03/2023 | Other | | 34 THE HOMEND, LEDBURY, HEREFORDSHIRE, HR8 1BT | £179,000 | 02/09/2022 | Other | | 23 THE HOMEND, LEDBURY, HEREFORDSHIRE, HR8 1BN | £295,000 | 09/08/2021 | Other | **Area average:** £376,800 (5 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £586,917 (6 Other, HR8, 2024–2026) - **Deviation:** -45.5% ## Rental Range *ONS Price Index of Private Rents (Herefordshire, County of). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £728/mo - **Realistic:** £809/mo - **Optimistic:** £890/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Herefordshire (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £598/mo ## 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 Bungalow, Oakland Drive, HR8 | £930/mo | 2 | 0.6 miles | OpenRent | | 2 Bed Terraced House, Northdown Close, HR8 | £850/mo | 2 | 0.6 miles | OpenRent | **Average rent: £890/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.28% (weak for cashflow) - **Max investor price (0.8%):** £111,250 - **Target investor price (1%):** £89,000 *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 £890/mo).* - **Gross yield:** 3.3% - **Cost-to-rent:** 30× - **Monthly cashflow:** £-484/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -6.3% *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).* ## Price per Square Metre - **£/m²:** £3,556/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 22.5% - **10y growth:** 193.4% ## House Price Index (HM Land Registry) *Official index for Herefordshire; All dwelling types series; as of March 2026.* - **1y growth (index):** -0.6% - **5y growth (index):** 16.8% - **10y growth (index):** 38.3% ## 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)