Sold STC Terraced

22 GAZE HILL AVENUE

SITTINGBOURNE, KENT ME10 4SH

2 beds 1 baths 743 sq ft Listed 29 Jul 2024 (-684d)

£235,000

Offers Over

Reduced on 17 Oct 2024

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# 2 bedroom terraced house for sale (ME10 4SH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 22 GAZE HILL AVENUE, SITTINGBOURNE, KENT ME10 4SH |
| Price | £235,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 69 m² |
| Last sold | £232,000 Jan 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 07/08/2034
- **Current heating cost:** £905/year
- **Est. upgrade cost to C:** £14,048

### Recommendations
- A (£100 - £350)
- W1 (£800 - £1,200)
- C (£15 - £30)
- F (£200 - £400)
- G (£350 - £450)
- I (£2,200 - £3,000)
- 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/0390-2178-9480-2904-2005)

## Description

Quealy & Co are pleased to offer this ideal first time purchase which needs to be viewed in order to appreciate its size and condition.  The ground floor accommodation comprises a separate living room with bay window, dining room and kitchen. Leading to the first floor you will find two bedroom and a modern shower room. Externally there is driveway parking and a good sized well maintained garden along with useful storage area to the rear of the property. Gaze Hill Avenue is located about 0.75 miles south of the town centre and within reach of schools for children of all ages and the mainline railway station. Viewings are strictly by appointment only and can be arranged by contacting our office.

///dance.save.crops

## Property Photos

- ![1165116 (1).jpg](/listings/photos/150735596/381612) - 1165116 (1).jpg
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- ![Google Maps Image](/listings/photos/150735596/381681) - Google Maps Image

## Floorplans

- ![1165116.jpg](/listings/photos/150735596/381682) - 1165116.jpg

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 22 GAZE HILL AVENUE, SITTINGBOURNE, SWALE, KENT, ME10 4SH | £232,000 | 29/01/2025 | 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 |
|---------|-------|------|------|
| 15 HAROLD ROAD, SITTINGBOURNE, SWALE, KENT, ME10 3AJ | £227,500 | 16/01/2026 | Terraced |
| 6 PEREGRINE DRIVE, SITTINGBOURNE, SWALE, KENT, ME10 4TZ | £245,000 | 19/12/2025 | Terraced |
| 21 HAROLD ROAD, SITTINGBOURNE, SWALE, KENT, ME10 3AJ | £250,000 | 09/12/2025 | Terraced |
| 13 FULSTON PLACE, SITTINGBOURNE, SWALE, KENT, ME10 4SX | £277,000 | 26/11/2025 | Terraced |
| 7 TERRACE ROAD, SITTINGBOURNE, SWALE, KENT, ME10 4SF | £210,000 | 20/11/2023 | Terraced |
| [Same street] 14 GAZE HILL AVENUE, SITTINGBOURNE, SWALE, KENT, ME10 4SH | £370,000 | 25/09/2023 | Semi-detached |
| 40 SHAKESPEARE ROAD, SITTINGBOURNE, SWALE, KENT, ME10 3AB | £160,000 | 22/08/2023 | Terraced |
| 5 AUBRETIA WALK, SITTINGBOURNE, SWALE, KENT, ME10 4TL | £300,000 | 18/11/2022 | Terraced |
| 52 SHAKESPEARE ROAD, SITTINGBOURNE, SWALE, KENT, ME10 3AB | £225,000 | 16/11/2022 | Terraced |
| 27 GOODNESTONE ROAD, SITTINGBOURNE, SWALE, KENT, ME10 3AF | £218,500 | 02/11/2022 | Terraced |
| [Same street] 21 GAZE HILL AVENUE, SITTINGBOURNE, SWALE, KENT, ME10 4SH | £286,600 | 24/10/2022 | Semi-detached |
| 38 BAYFORD ROAD, SITTINGBOURNE, SWALE, KENT, ME10 3AD | £250,000 | 24/10/2022 | Terraced |
| 29 SHAKESPEARE ROAD, SITTINGBOURNE, SWALE, KENT, ME10 3AB | £227,500 | 20/10/2022 | Terraced |
| [Same street] 36 GAZE HILL AVENUE, SITTINGBOURNE, SWALE, KENT, ME10 4SH | £370,000 | 12/09/2022 | Semi-detached |
| [Same street] 9 GAZE HILL AVENUE, SITTINGBOURNE, SWALE, KENT, ME10 4SH | £325,000 | 05/09/2022 | Terraced |
| [Same street] 4 GAZE HILL AVENUE, SITTINGBOURNE, SWALE, KENT, ME10 4SH | £310,000 | 26/08/2022 | Semi-detached |
| 35 BAYFORD ROAD, SITTINGBOURNE, SWALE, KENT, ME10 3AD | £270,000 | 19/08/2022 | Terraced |
| [Same street] 27 GAZE HILL AVENUE, SITTINGBOURNE, SWALE, KENT, ME10 4SH | £296,000 | 12/08/2022 | Semi-detached |
| 24 HAROLD ROAD, SITTINGBOURNE, SWALE, KENT, ME10 3AJ | £240,000 | 12/08/2022 | Terraced |
| 34 SHAKESPEARE ROAD, SITTINGBOURNE, SWALE, KENT, ME10 3AB | £210,000 | 28/07/2022 | Terraced |
| 52 GOODNESTONE ROAD, SITTINGBOURNE, SWALE, KENT, ME10 3AQ | £230,000 | 27/07/2022 | Terraced |
| 5 TERRACE ROAD, SITTINGBOURNE, SWALE, KENT, ME10 4SF | £282,000 | 10/06/2022 | Terraced |
| 70 GOODNESTONE ROAD, SITTINGBOURNE, SWALE, KENT, ME10 3AQ | £225,000 | 01/06/2022 | Terraced |
| 60 HAROLD ROAD, SITTINGBOURNE, SWALE, KENT, ME10 3AJ | £231,000 | 09/05/2022 | Terraced |
| 13 WATLING PLACE, SITTINGBOURNE, SWALE, KENT, ME10 4ST | £267,000 | 14/04/2022 | Terraced |
| 167 EAST STREET, SITTINGBOURNE, SWALE, KENT, ME10 4BT | £222,000 | 24/02/2022 | Terraced |
| [Same street] 25 GAZE HILL AVENUE, SITTINGBOURNE, SWALE, KENT, ME10 4SH | £290,000 | 28/01/2022 | Terraced |
| [Same street] 6 GAZE HILL AVENUE, SITTINGBOURNE, SWALE, KENT, ME10 4SH | £265,000 | 30/09/2021 | Terraced |
| [Same street] 15 GAZE HILL AVENUE, SITTINGBOURNE, SWALE, KENT, ME10 4SH | £300,000 | 17/09/2021 | Terraced |

**Street average:** £312,511 (9 sales)
**Area average:** £238,375 (20 sales)

## Price vs local average

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

- **Local average:** £259,009 (73 Terraced, ME10, 2024–2026)
- **Deviation:** -9.3%

## Rental Range

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

- **Low:** £982/mo
- **Realistic:** £1,091/mo
- **Optimistic:** £1,200/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £848/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 Terraced House, Shortlands Road, ME10 | £1,200/mo | 2 | 0.21 miles | OpenRent |
| 2 Bed Flat, Hedley Court, ME10 | £1,100/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Terraced House, Lime Grove, ME10 | £1,200/mo | 2 | 0.3 miles | OpenRent |
| 2 Bed Maisonette, Crocus Drive, ME10 | £1,300/mo | 2 | 0.62 miles | OpenRent |

**Average rent: £1,200/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.51% (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:** 6.1%
- **Cost-to-rent:** 16.3×
- **Monthly cashflow:** £130/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:** £3,406/m²

## Capital growth trend

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

- **5y growth:** 9.3%
- **10y growth:** 24.7%

## House Price Index (HM Land Registry)

*Official index for Swale; Terraced series; as of March 2026.*

- **1y growth (index):** -0.4%
- **5y growth (index):** 11.5%
- **10y growth (index):** 37.3%

## 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)

1165116 (1).jpg 1165116 (4).jpg 1165116 (8).jpg 1165116 (15).jpg 1165116 (3).jpg 1165116 (17).jpg 1165116 (19).jpg 1165116 (21).jpg 1165116 (5).jpg 1165116 (7).jpg 1165116 (9).jpg 1165116 (10).jpg 1165116 (11).jpg 1165116 (12).jpg 1165116 (2).jpg 1165116 (13).jpg 1165116 (14).jpg 1165116 (16).jpg 1165116 (18).jpg 1165116 (20).jpg 1165116 (6).jpg 1165116 (22).jpg Google Maps Image

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Property details

Tenure

FREEHOLD

Floor area

69 m²

Council tax band

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£232,000 Jan 2025

Price per m²

£3,406/m²

Local average

£259,009 (-9.3%)

Deprivation

Decile 3 (7,299 of 33,755)

Street crime

317 incidents within 1 mile (Apr 2026)

Key features

Two Bedroom
Good Sized Rear Garden
Shower Room
Two Reception Rooms
Storage Area
Quiet Location
Driveway Parking
Ideal First Time Purchase
Approx. 756 Sq.Ft

Additional details

Parking: Yes
Garden: Yes

Description

| Two Bedroom | Good Sized Rear Garden | Driveway Parking | Useful External Storage Area | Bay Fronted | Modern Shower Room | Close to Schools

Quealy & Co are pleased to offer this ideal first time purchase which needs to be viewed in order to appreciate its size and condition. The ground floor accommodation comprises a separate living room with bay window, dining room and kitchen. Leading to the first floor you will find two bedroom and a modern shower room. Externally there is driveway parking and a good sized well maintained garden along with useful storage area to the rear of the property. Gaze Hill Avenue is located about 0.75 miles south of the town centre and within reach of schools for children of all ages and the mainline railway station. Viewings are strictly by appointment only and can be arranged by contacting our office.

///dance.save.crops

Listed by

Sittingbourne

Quealy & Co Property Services

Reference: 150735596

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 08/08/2024

Expiry date: 07/08/2034

Current heating cost: £905/year

Potential heating cost: £522/year

Est. upgrade cost to C: £14,048

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
Floor insulation (suspended floor) (£800 - £1,200)
Add additional 80 mm jacket to hot water cylinder (£15 - £30)
Hot water cylinder thermostat (£200 - £400)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

1165116.jpg

Price history

Event	Date	Price	% change
Sold	29/01/2025 (1 year ago)	£232,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
15 HAROLD ROAD, SITTINGBOURNE, SWALE, KENT, ME10 3AJ	£227,500	16/01/2026	Terraced
6 PEREGRINE DRIVE, SITTINGBOURNE, SWALE, KENT, ME10 4TZ	£245,000	19/12/2025	Terraced
21 HAROLD ROAD, SITTINGBOURNE, SWALE, KENT, ME10 3AJ	£250,000	09/12/2025	Terraced
13 FULSTON PLACE, SITTINGBOURNE, SWALE, KENT, ME10 4SX	£277,000	26/11/2025	Terraced
7 TERRACE ROAD, SITTINGBOURNE, SWALE, KENT, ME10 4SF	£210,000	20/11/2023	Terraced
Same street 14 GAZE HILL AVENUE, SITTINGBOURNE, SWALE, KENT, ME10 4SH	£370,000	25/09/2023	Semi-detached
40 SHAKESPEARE ROAD, SITTINGBOURNE, SWALE, KENT, ME10 3AB	£160,000	22/08/2023	Terraced
5 AUBRETIA WALK, SITTINGBOURNE, SWALE, KENT, ME10 4TL	£300,000	18/11/2022	Terraced
52 SHAKESPEARE ROAD, SITTINGBOURNE, SWALE, KENT, ME10 3AB	£225,000	16/11/2022	Terraced
27 GOODNESTONE ROAD, SITTINGBOURNE, SWALE, KENT, ME10 3AF	£218,500	02/11/2022	Terraced
Same street 21 GAZE HILL AVENUE, SITTINGBOURNE, SWALE, KENT, ME10 4SH	£286,600	24/10/2022	Semi-detached
38 BAYFORD ROAD, SITTINGBOURNE, SWALE, KENT, ME10 3AD	£250,000	24/10/2022	Terraced
29 SHAKESPEARE ROAD, SITTINGBOURNE, SWALE, KENT, ME10 3AB	£227,500	20/10/2022	Terraced
Same street 36 GAZE HILL AVENUE, SITTINGBOURNE, SWALE, KENT, ME10 4SH	£370,000	12/09/2022	Semi-detached
Same street 9 GAZE HILL AVENUE, SITTINGBOURNE, SWALE, KENT, ME10 4SH	£325,000	05/09/2022	Terraced
Same street 4 GAZE HILL AVENUE, SITTINGBOURNE, SWALE, KENT, ME10 4SH	£310,000	26/08/2022	Semi-detached
35 BAYFORD ROAD, SITTINGBOURNE, SWALE, KENT, ME10 3AD	£270,000	19/08/2022	Terraced
Same street 27 GAZE HILL AVENUE, SITTINGBOURNE, SWALE, KENT, ME10 4SH	£296,000	12/08/2022	Semi-detached
24 HAROLD ROAD, SITTINGBOURNE, SWALE, KENT, ME10 3AJ	£240,000	12/08/2022	Terraced
34 SHAKESPEARE ROAD, SITTINGBOURNE, SWALE, KENT, ME10 3AB	£210,000	28/07/2022	Terraced
52 GOODNESTONE ROAD, SITTINGBOURNE, SWALE, KENT, ME10 3AQ	£230,000	27/07/2022	Terraced
5 TERRACE ROAD, SITTINGBOURNE, SWALE, KENT, ME10 4SF	£282,000	10/06/2022	Terraced
70 GOODNESTONE ROAD, SITTINGBOURNE, SWALE, KENT, ME10 3AQ	£225,000	01/06/2022	Terraced
60 HAROLD ROAD, SITTINGBOURNE, SWALE, KENT, ME10 3AJ	£231,000	09/05/2022	Terraced
13 WATLING PLACE, SITTINGBOURNE, SWALE, KENT, ME10 4ST	£267,000	14/04/2022	Terraced
167 EAST STREET, SITTINGBOURNE, SWALE, KENT, ME10 4BT	£222,000	24/02/2022	Terraced
Same street 25 GAZE HILL AVENUE, SITTINGBOURNE, SWALE, KENT, ME10 4SH	£290,000	28/01/2022	Terraced
Same street 6 GAZE HILL AVENUE, SITTINGBOURNE, SWALE, KENT, ME10 4SH	£265,000	30/09/2021	Terraced
Same street 15 GAZE HILL AVENUE, SITTINGBOURNE, SWALE, KENT, ME10 4SH	£300,000	17/09/2021	Terraced

Street average: £312,511 (9 sales)

Area average: £238,375 (20 sales)

Capital growth trend

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

5y growth 9.3%

10y growth 24.7%

House Price Index (HM Land Registry — official index, not sold-price averages): Swale. Series: Terraced. As of March 2026.

1y (index) -0.4%

5y (index) 11.5%

10y (index) 37.3%

Rental Range

Estimated market rent for Swale. Low = conservative, Realistic = average, Optimistic = best case.

Low £982/mo

Realistic £1,091/mo

Optimistic £1,200/mo

Based on Local Authority from postcode lookup → Swale.

LHA (30th percentile) floor for Medway & Swale: £848/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View ME10 4SH

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	Tesco Express	0.1 miles
Bus stop	Orchard Place	0.1 miles
Bus stop	Prince of Wales	0.1 miles
Shop	ALDI	0.2 miles
Hospital	Sittingbourne Memorial Hospital	0.5 miles
Train station	Sittingbourne	0.6 miles
Train station	Sittingbourne Viaduct	0.8 miles
Hospital	Unknown	1.9 miles
University	Canterbury Christ Church University	5.6 miles
University	UCA Maidstone Studios	9.4 miles

Street-level crime

Category	Count
Violence and sexual offences	102
Anti-social behaviour	62
Shoplifting	58
Criminal damage and arson	25
Other theft	17
Drugs	16
Vehicle crime	11
Public order	9
Other crime	5
Burglary	4
Bicycle theft	3
Possession of weapons	2
Robbery	2
Theft from the person	1
Total incidents	317

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Canterbury Road Primary School	Primary	0.1 miles	Good — 7 Feb 2019
South Avenue Primary School	Primary	0.2 miles	Good — 24 Nov 2022
VTC Independent School	Other	0.2 miles	Good — 18 Jan 2024
Meadowfield School	Other	0.4 miles	Outstanding — 5 Dec 2014
The Sittingbourne School	Secondary	0.5 miles	Good — 21 May 2023

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 Terraced House, Shortlands Road, ME10	£1,200/mo	2	0.21 miles	OpenRent
2 Bed Flat, Hedley Court, ME10	£1,100/mo	2	0.24 miles	OpenRent
2 Bed Terraced House, Lime Grove, ME10	£1,200/mo	2	0.3 miles	OpenRent
2 Bed Maisonette, Crocus Drive, ME10	£1,300/mo	2	0.62 miles	OpenRent

Average rent: £1,200/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.51%

Max investor price (0.8%) £150,000

Target investor price (1%) £120,000

Gross yield 6.1%

Cost-to-rent ratio 16.3×

Monthly cashflow £130/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 2.3%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).