# 2 bedroom house for sale (SP10 5PL) ## Property Details | Key | Value | |-----|-------| | Address | 85 SWALLOWFIELDS, ANDOVER, HAMPSHIRE SP10 5PL | | Price | £270,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | C | | Last sold | £270,000 Feb 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 26/05/2035 - **Current heating cost:** £590/year - **Est. upgrade cost to C:** £14,500 ### Recommendations - W2 (£4,000 - £6,000) - 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/0390-2053-0550-2725-2071) ## Description **DESCRIPTION**: Located in an established residential area close to the town and local amenities, this terraced house has been upgraded by the current owners to create an open plan living space. The accommodation comprises hallway, living room with open plan access to a kitchen/dining area, a master bedroom with ensuite shower room, a second double bedroom and a bathroom. To the front there is driveway parking for two cars and a further allocated space whilst a particular feature of the property is the nicely landscaped rear garden which boasts a covered seating area and a cabin/summerhouse. **LOCATION**: Andover offers a range of shopping, educational and recreational facilities including a college of further education, a cinema, theatre and leisure centre. The mainline railway station runs a direct route to London's Waterloo in just over an hour whilst the nearby A303 offers good road access to both London and the West Country. **ACCOMMODATION**: Canopy porch with front door into: **HALLWAY**: Stairs to first floor and door to: **LIVING AREA**: Window and door to rear garden. Understairs cupboard and open access to: **KITCHEN/DINING AREA**: Window to front and door to rear garden. Range of eye and base level cupboards and drawers with work surfaces over and inset one and a half bowl stainless steel sink with drainer. Free standing cooker with double oven and extractor over. Integral dishwasher, space and plumbing for washing machine and space for fridge/freezer. Cupboard with wall mounted boiler. **FIRST FLOOR LANDING**: Window to front. Loft access, airing cupboard and doors to: **BEDROOM 1**: Windows to front and rear. Door to: **ENSUITE SHOWER ROOM**: Shower cubicle and wash hand basin. **BEDROOM 2**: Windows to front and rear. **BATHROOM**: Window to rear. Panelled bath with shower attachment, wash hand basin and WC. **OUTSIDE**: To the front there is an area of lawn with mature shrubs and a gravel driveway offering parking for two cars. **REAR GARDEN**: Fully enclosed garden with a rear access gate. Covered patio area adjacent to the property leading to an area of lawn with a wooden store. To the rear there is a cabin/summerhouse with power and a separate boiler. **TENURE & SERVICES**: Freehold. Mains water, drainage, gas and electricity are connected. Gas central heating to radiators.   EPC Rating: C ## Property Photos - ![Photo](/listings/photos/89866257/1158609) - ![Photo](/listings/photos/89866257/1158610) - ![Photo](/listings/photos/89866257/1158611) - ![Photo](/listings/photos/89866257/1158612) - ![Photo](/listings/photos/89866257/1158613) - ![Photo](/listings/photos/89866257/1158614) - ![Photo](/listings/photos/89866257/1158615) - ![Photo](/listings/photos/89866257/1158616) - ![Photo](/listings/photos/89866257/1158617) - ![Photo](/listings/photos/89866257/1158618) - ![Photo](/listings/photos/89866257/1158619) - ![Photo](/listings/photos/89866257/1158620) - ![Photo](/listings/photos/89866257/1158621) - ![Photo](/listings/photos/89866257/1158622) - ![Photo](/listings/photos/89866257/1158623) - ![Photo](/listings/photos/89866257/1158624) - ![Photo](/listings/photos/89866257/1158625) - ![Photo](/listings/photos/89866257/1158626) - ![Photo](/listings/photos/89866257/1158627) - ![Photo](/listings/photos/89866257/1158628) - ![Photo](/listings/photos/89866257/1158629) ## Floorplans - ![Floorplan 1](/listings/photos/89866257/1158630) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/89866257/1158631) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 85 SWALLOWFIELDS, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PL | £270,000 | 06/02/2026 | Terraced | | 85 SWALLOWFIELDS, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PL | £205,000 | 07/01/2020 | Terraced | | 85 SWALLOWFIELDS, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PL | £206,000 | 20/10/2017 | 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 | |---------|-------|------|------| | [Same street] 93 SWALLOWFIELDS, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PL | £250,000 | 14/04/2023 | Terraced | | [Same street] 117 SWALLOWFIELDS, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PL | £435,000 | 28/02/2023 | Detached | | [Same street] 7 SWALLOWFIELDS, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PL | £235,500 | 21/12/2022 | Terraced | | [Same street] 29 SWALLOWFIELDS, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PL | £218,000 | 27/09/2022 | Detached | | [Same street] 111 SWALLOWFIELDS, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PL | £325,000 | 19/08/2022 | Semi-detached | | [Same street] 49 SWALLOWFIELDS, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PL | £250,000 | 14/07/2022 | Terraced | | GUILBERT HOUSE GREENWICH WAY, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4JZ | £3,200,000 | 14/06/2022 | Other | | [Same street] 15 SWALLOWFIELDS, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5PL | £305,000 | 14/01/2022 | Terraced | **Street average:** £288,357 (7 sales) **Area average:** £3,200,000 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £388,333 (3 Other, SP10, 2024–2026) - **Deviation:** -30.5% ## Rental Range *ONS Price Index of Private Rents (Test Valley). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,094/mo - **Realistic:** £1,215/mo - **Optimistic:** £1,337/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Basingstoke (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £947/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 End Terrace, Pilgrims Way, SP10 | £1,200/mo | 2 | 0.59 miles | OpenRent | **Average rent: £1,200/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.44% (weak for cashflow) - **Max investor price (0.8%):** £150,000 - **Target investor price (1%):** £120,000 *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 £1,200/mo).* - **Gross yield:** 5.3% - **Cost-to-rent:** 18.8× - **Monthly cashflow:** £-8/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -0.1% *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:** £4,426/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -55% - **10y growth:** 2191.7% ## House Price Index (HM Land Registry) *Official index for Test Valley; All dwelling types series; as of April 2026.* - **1y growth (index):** -0.7% - **5y growth (index):** 14.3% - **10y growth (index):** 34.6% ## 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)