# 3 bedroom semi-detached house for sale (PE19 1ST)

## Property Details

| Key | Value |
|-----|-------|
| Address | 23 HILL RISE, ST NEOTS, CAMBRIDGESHIRE PE19 1ST |
| Price | £285,000 |
| Bedrooms | 3 |
| Council tax | C |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 80 m² |
| Last sold | £277,000 Feb 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 24/10/2034
- **Current heating cost:** £921/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/9390-2375-6400-2624-4275)

## Description

A well-presented spacious home located within a quiet cul-de-sac, just off Longsands Road, within walking distance to the mainline station and St. Neots town centre. Ideally suited for the first-time buyer. The property has been updated throughout, and viewing is recommended.

Council Tax Band - C

Huntingdon District Council

DRAFT DETAILS

**BUYERS INFORMATION**

To conform with government Money Laundering Regulations 2019, we are required to confirm the identity of all prospective buyers. We use the services of a third party, Lifetime Legal, who will contact you directly at an agreed time to do this. They will need the full name, date of birth and current address of all buyers. There is a nominal charge of £60 plus VAT for this (for the transaction not per person), payable direct to Lifetime Legal. Please note, we are unable to issue a memorandum of sale until the checks are complete.

REFERRAL FEES

We may refer you to recommended providers of ancillary services such as Conveyancing, Financial Services, Insurance and Surveying. We may receive a commission payment fee or other benefit (known as a referral fee) for recommending their services. You are not under any obligation to use the services of the recommended provider. The ancillary service provider may be an associated company of Thomas Morris.

SNS240402/

## Property Photos

- ![Picture No. 15](/listings/photos/153601058/1354968) - Picture No. 15
- ![Picture No. 13](/listings/photos/153601058/1354969) - Picture No. 13
- ![Picture No. 14](/listings/photos/153601058/1354970) - Picture No. 14
- ![Picture No. 24](/listings/photos/153601058/1354971) - Picture No. 24
- ![Picture No. 21](/listings/photos/153601058/1354972) - Picture No. 21
- ![Picture No. 26](/listings/photos/153601058/1354973) - Picture No. 26
- ![Picture No. 22](/listings/photos/153601058/1354974) - Picture No. 22
- ![Picture No. 30](/listings/photos/153601058/1354975) - Picture No. 30
- ![Picture No. 32](/listings/photos/153601058/1354976) - Picture No. 32

## Floorplans

- ![Floorplan](/listings/photos/153601058/1354977) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/153601058/1354978) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 23 HILL RISE, ST NEOTS, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE19 1ST | £277,000 | 28/02/2025 | Semi-detached |
| 23 HILL RISE, ST NEOTS, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE19 1ST | £181,000 | 10/10/2014 | Semi-detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9 KINGS LANE, ST NEOTS, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE19 1LB | £273,500 | 05/12/2025 | Semi-detached |
| 20 SANDWICH ROAD, ST NEOTS, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE19 1TY | £425,000 | 29/07/2025 | Semi-detached |
| 14 MANOR FARM ROAD, ST NEOTS, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE19 1PW | £305,000 | 06/06/2025 | Semi-detached |
| 3 GREENFIELDS, ST NEOTS, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE19 1SL | £280,000 | 26/03/2025 | Semi-detached |
| 15 GREEN END ROAD, ST NEOTS, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE19 1SE | £270,000 | 19/12/2023 | Semi-detached |
| 2 MANOR FARM ROAD, ST NEOTS, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE19 1PW | £310,000 | 15/12/2023 | Semi-detached |
| 5 FOX CLOSE, ST NEOTS, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE19 1SP | £295,000 | 05/05/2023 | Semi-detached |
| 33 PRINCES DRIVE, ST NEOTS, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE19 1SQ | £335,000 | 31/10/2022 | Semi-detached |
| 4 SUNNYBANK, ST NEOTS, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE19 1SF | £305,000 | 31/10/2022 | Semi-detached |
| 57 PRINCES DRIVE, ST NEOTS, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE19 1SN | £292,000 | 21/10/2022 | Semi-detached |
| 20 SANDWICH ROAD, ST NEOTS, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE19 1TY | £365,000 | 14/10/2022 | Semi-detached |
| 31 LONGSANDS ROAD, ST NEOTS, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE19 1SS | £315,000 | 12/10/2022 | Semi-detached |
| 190 MANOR GARDENS, ST NEOTS, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE19 1PU | £378,500 | 10/10/2022 | Semi-detached |
| WEST BURY KINGS LANE, ST NEOTS, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE19 1LB | £440,000 | 20/09/2022 | Semi-detached |
| 43 PRINCES DRIVE, ST NEOTS, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE19 1SJ | £372,000 | 16/09/2022 | Semi-detached |
| BRAMLEYS SUNNYBANK, ST NEOTS, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE19 1SF | £430,000 | 26/08/2022 | Semi-detached |
| 27 GREEN END ROAD, ST NEOTS, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE19 1SE | £320,500 | 17/08/2022 | Semi-detached |
| [Same street] 17 HILL RISE, ST NEOTS, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE19 1ST | £340,000 | 10/08/2022 | Semi-detached |
| 188 MANOR GARDENS, ST NEOTS, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE19 1PU | £372,000 | 08/08/2022 | Semi-detached |
| 7 FOX CLOSE, ST NEOTS, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE19 1SP | £296,000 | 26/07/2022 | Semi-detached |
| 13 SANDWICH ROAD, ST NEOTS, HUNTINGDONSHIRE, CAMBRIDGESHIRE, PE19 1TY | £343,000 | 25/07/2022 | Semi-detached |

**Street average:** £340,000 (1 sale)
**Area average:** £336,125 (20 sales)

## Price vs local average

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

- **Local average:** £351,930 (50 Semi-detached, PE19, 2024–2026)
- **Deviation:** -19%

## Rental Range

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

- **Low:** £942/mo
- **Realistic:** £1,047/mo
- **Optimistic:** £1,152/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Huntingdon (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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Eayre Court, PE19 | £1,425/mo | 3 | 0.21 miles | OpenRent |
| 3 Bed End Terrace, Wintringham Road, PE19 | £1,450/mo | 3 | 0.33 miles | OpenRent |
| 3 Bed Semi-Detached House, Dramsell Rise, PE19 | £1,490/mo | 3 | 0.38 miles | OpenRent |

**Average rent: £1,455/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.51% (weak for cashflow)
- **Max investor price (0.8%):** £181,250
- **Target investor price (1%):** £145,000

*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 £1,450/mo).*

- **Gross yield:** 6.1%
- **Cost-to-rent:** 16.4×
- **Monthly cashflow:** £158/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.3%

*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:** £3,563/m²

## Capital growth trend

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

- **5y growth:** 18.1%
- **10y growth:** 27.8%

## House Price Index (HM Land Registry)

*Official index for Huntingdonshire; Semi-detached series; as of April 2026.*

- **1y growth (index):** 5.2%
- **5y growth (index):** 17.8%
- **10y growth (index):** 42.3%

## 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)