# Land for sale (CO16 0HJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 4 EDWARD ROAD, CLACTON-ON-SEA, THORPE-LE-SOKEN, ESSEX CO16 0HJ |
| Price | £150,000 |
| Last sold | £205,000 Jan 2013 |

## EPC Rating & Upgrade Cost

- **Current rating:** F
- **Potential rating:** C
- **Expiry date:** 03/06/2035
- **Current heating cost:** £2,597/year
- **Est. upgrade cost to C:** £26,623

### Recommendations
- A3 (£1,500 - £2,700)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- W2 (£4,000 - £6,000)
- C (£15 - £30)
- 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/7035-8126-5500-0854-1206)

## Description

**** **** A 3 acre parcel of land situated to the south of Edward Road, Thorpe-le-Soken adjacent to a linear arrangement of residential dwellings, providing long term strategic planning potential. The southerly boundary of the land abuts a water course with the land currently framed by a number of mature trees with gated access from Edward Road. The land has recently been subject to an outline planning application for the erection of a single storey dwelling. Application reference number 22/013164/OUT details of which can be viewed at   application was declined on appeal. Further planning potential remains via the possible submission of a further application. 

**** **** -	Access rights granted over Edward Road.

-	Existing gated access onto Edward Road.

-	An overage/uplift agreement is understood to be in place on the land until 2027. 

-	Conveniently placed for Thorpe-le-Soken railway station. 

-	Providing convenient access to the A133 (four miles distant). 

**WHAT3WORDS:** **** **** ///breathing.angry.intro 

## Property Photos

- ![1 - Edward ROad](/listings/photos/162466769/1172087) - 1 - Edward ROad
- ![3 - Edward Road](/listings/photos/162466769/1172088) - 3 - Edward Road
- ![7 - Edward Road](/listings/photos/162466769/1172089) - 7 - Edward Road
- ![2 - Edward Road](/listings/photos/162466769/1172090) - 2 - Edward Road
- ![4 - Edward Road](/listings/photos/162466769/1172091) - 4 - Edward Road
- ![5 - Edward ROad](/listings/photos/162466769/1172092) - 5 - Edward ROad
- ![6 - Edward Road](/listings/photos/162466769/1172093) - 6 - Edward Road
- ![promap](/listings/photos/162466769/1172094) - promap

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 4 EDWARD ROAD, THORPE-LE-SOKEN, CLACTON-ON-SEA, TENDRING, ESSEX, CO16 0HJ | £205,000 | 11/01/2013 | 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 |
|---------|-------|------|------|
| WOODLAND VIEW EDWARD ROAD, THORPE-LE-SOKEN, CLACTON-ON-SEA, TENDRING, ESSEX, CO16 0HJ | £438,000 | 14/02/2025 | Other |

**Area average:** £438,000 (1 sale)

## Price vs local average

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

- **Local average:** £818,250 (4 Other, CO16, 2024–2026)
- **Deviation:** -81.7%

## Rental Range

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

- **Low:** £946/mo
- **Realistic:** £1,051/mo
- **Optimistic:** £1,156/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| Studio Flat, Station Road, CO16 | £700/mo | 1 | 0.55 miles | OpenRent |
| 2 Bed Terraced House, Churchgate, CO16 | £1,100/mo | 2 | 0.7 miles | OpenRent |
| 3 Bed Detached House, Ellis Road, CO16 | £1,900/mo | 3 | 0.96 miles | OpenRent |

**Average rent: £1,233/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.73% (weak for cashflow)
- **Max investor price (0.8%):** £137,500
- **Target investor price (1%):** £110,000

*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 £1,100/mo).*

- **Gross yield:** 8.8%
- **Cost-to-rent:** 11.4×
- **Monthly cashflow:** £374/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 10.3%

*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:** £1,190/m²

## Capital growth trend

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

- **5y growth:** -22.7%
- **10y growth:** 259.5%

## House Price Index (HM Land Registry)

*Official index for Tendring; All dwelling types series; as of April 2026.*

- **1y growth (index):** -1.1%
- **5y growth (index):** 7.5%
- **10y growth (index):** 35.9%

## 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)