# 2 bedroom apartment for sale (CT2 8NP)

## Property Details

| Key | Value |
|-----|-------|
| Address | 2, SUMMER COURT, SUMMER HILL, CANTERBURY, HARBLEDOWN, KENT CT2 8NP |
| Price | £248,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £240,000 May 2026 |

## Description

A delightful ground floor apartment with a garage and balcony enjoying a peaceful position in the highly desirable village of Harbledown, within walking distance to the City Centre, University of Kent and West Station, with its high-speed links to London.

This lovely apartment is beautifully presented and offers spacious accommodation throughout, with two double bedrooms. The property would suit a wide range of residents from first time buyers to mature buyers looking to downsize.  Located on the ground floor, it is ideal for those with mobility difficulties who are looking for single storey living. There is a large lounge/diner which enjoys a sunny aspect and features French doors out to a south-facing balcony, the perfect spot to enjoy a morning coffee or a good book. The kitchen is contemporary, fitted with stylish units and a breakfast bar, and is fully integrated with appliances including a fridge/freezer, a dishwasher, washer/dryer and electric oven with an induction hob. There is a modern bathroom, which features a bath with a shower over and a heated towel rail. 

The apartment benefits from a good amount of storage, with two storage cupboards off the hallway and built-in wardrobes in the main bedroom. There is also a good-sized garage just behind the apartment building. There is a resident`s carpark to the front and there is plenty of on-street parking available for visitors on Summer Hill. 

Apartments in this building tend to get snapped up so early viewings are strongly advised. The property also is being sold with the benefit of no forward chain. 

LOCATION:

The location of the property is perfect in so many ways and really offers the best of both worlds. The village of Harbledown is close enough to the City Centre to enjoy a pleasant stroll in to enjoy the Canterbury`s many fantastic eateries, shops and amenities yet within minutes`, you could be walking amongst orchards and rolling countryside. This picturesque village is well-known for its charming and unique properties which are a delight to admire. It has a strong sense of community, with a friendly and neighbourly feel.

It is within walking distance to the University of Kent and the Canterbury Academy is a short walk away.  The location is ideal for those needing quick access onto the A2/M2 commuter route to London and there is a bus stop just outside where you can catch a bus into the City Centre or in the opposite direction into Faversham, Sittingbourne and all the way into Maidstone. 

For nature lovers and walkers, the stunning Blean Woods provide miles of ancient woodland to explore and there are many countryside walking routes and bridleways offering spectacular views. From the village, the Crab & Winkle cycle path and walking trail is easily accessible, and this takes you all the way into Whitstable where you can enjoy some fish and chips on the beach before the journey back!

**what3words /// ** ridge.lime.face

**Notice**

Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

## Property Photos

- ![Photo](/listings/photos/160755278/2266713)
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- ![Photo](/listings/photos/160755278/2266715)
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## Floorplans

- ![Floorplan 1](/listings/photos/160755278/2266726) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/160755278/2266727) - EPC 1

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #2316764
- **Address:** 2 Summer Court, Summer Hill, Harbledown, CT2 8NP
- **Certificate Issued:** 20/12/2004
- **Work Completed:** 29/09/2004
- **Items:** 4 window(s)

### FENSA Certificate #1254613
- **Address:** 2 Summer Court, Summer Hill, Harbledown, CT2 8NP
- **Certificate Issued:** 17/11/2003
- **Work Completed:** 12/11/2003
- **Items:** 2 window(s), 1 door(s)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| SUMMER COURT 2 SUMMER HILL, HARBLEDOWN, CANTERBURY, KENT, CT2 8NP | £240,000 | 08/05/2026 | Flat |
| SUMMER COURT 2 SUMMER HILL, HARBLEDOWN, CANTERBURY, KENT, CT2 8NP | £225,000 | 05/04/2022 | Flat |
| SUMMER COURT 2 SUMMER HILL, HARBLEDOWN, CANTERBURY, KENT, CT2 8NP | £199,999 | 11/05/2021 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1 RHEIMS COURT, CANTERBURY, KENT, CT2 8LB | £232,000 | 13/01/2026 | Flat |
| JOSEPH CONRAD HOUSE FLAT 11 BISHOPS WAY, CANTERBURY, KENT, CT2 8DX | £145,000 | 11/11/2024 | Flat |
| 30 MILL LANE, HARBLEDOWN, CANTERBURY, KENT, CT2 8NE | £180,000 | 15/09/2023 | Flat |
| 1 RHEIMS COURT, CANTERBURY, KENT, CT2 8LB | £227,500 | 02/06/2023 | Flat |
| LYNACRE FLAT 3 SUMMER HILL, HARBLEDOWN, CANTERBURY, KENT, CT2 8ND | £250,000 | 18/11/2022 | Flat |
| JOSEPH CONRAD HOUSE FLAT 22 BISHOPS WAY, CANTERBURY, KENT, CT2 8DX | £105,000 | 13/08/2022 | Flat |
| [Same street] SUMMER COURT 10 SUMMER HILL, HARBLEDOWN, CANTERBURY, KENT, CT2 8NP | £235,000 | 09/06/2022 | Flat |
| [Same street] SUMMER COURT 11 SUMMER HILL, HARBLEDOWN, CANTERBURY, KENT, CT2 8NP | £220,000 | 11/02/2022 | Flat |
| [Same street] SUMMER COURT 12 SUMMER HILL, HARBLEDOWN, CANTERBURY, KENT, CT2 8NP | £210,000 | 22/11/2021 | Flat |

**Street average:** £221,667 (3 sales)
**Area average:** £189,917 (6 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £190,444 (18 Flat, CT2, 2024–2026)
- **Deviation:** +30.2%

## Rental Range

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

- **Low:** £1,159/mo
- **Realistic:** £1,288/mo
- **Optimistic:** £1,417/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Canterbury (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £893/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 Flat, Westside Apartments, CT2 | £1,275/mo | 2 | 0.73 miles | OpenRent |
| 2 Bed End Terrace, St Edmunds Road, CT1 | £1,500/mo | 2 | 0.81 miles | OpenRent |
| 2 Bed Terraced House, Wincheap, CT1 | £1,400/mo | 2 | 0.83 miles | OpenRent |
| 2 Bed Flat, Linen Court, CT1 | £1,500/mo | 2 | 0.89 miles | OpenRent |
| 2 Bed Flat, St James House, CT1 | £1,600/mo | 2 | 0.91 miles | OpenRent |

**Average rent: £1,455/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.6% (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:** 7.3%
- **Cost-to-rent:** 13.8×
- **Monthly cashflow:** £348/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5.8%

*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).*

## Capital growth trend

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

- **5y growth:** 1.1%
- **10y growth:** -8%

## House Price Index (HM Land Registry)

*Official index for Canterbury; Flats and maisonettes series; as of August 2026.*

- **1y growth (index):** -2.6%
- **5y growth (index):** -5.9%
- **10y growth (index):** 8%

## 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)