Sold STC Terraced

3

MILL LAKE, FACTORY HILL, GILLINGHAM, BOURTON, DORSET SP8 5FS

2 beds 2 baths 872 sq ft Listed 27 Apr 2023 (-1139d)

£270,000

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# 2 bedroom terraced house for sale (SP8 5FS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 3, MILL LAKE, FACTORY HILL, GILLINGHAM, BOURTON, DORSET SP8 5FS |
| Price | £270,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | TBC |
| Floor area | 81 m² |
| Last sold | £244,000 Nov 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Current heating cost:** £267/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- 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/4200-8065-0932-6004-3593)

## Description

**SUMMARY**

PLOT 3 The Mill, Bourton, enhances the appeal of village living comprising of two, three and four bedroom homes. The village lies on the River Stour which passes through the historic Bourton Mill making it the perfect location for those whom enjoy picturesque walks.

**DESCRIPTION**

An outstanding environment that sits perfectly within beautiful surroundings of the North Dorset countryside. The Mill, Bourton, enhances the appeal of village living comprising of two, three and four bedroom homes. Blending traditional architectural style with contemporary interiors and exceptional levels of finish and specification, these desirable homes epitomise the developer's ethos of excellence in every detail. With Two phases of the development already complete and occupied, the opportunity to join the growing community in this individual location is in demand.

Spring Part-Exchange is available.

**Agents Note**

Please note that images used may be computer generated and or/from a show-home by the developer and are meant for guidance only. Images are general of the development and may not relate to your chosen Plot - clarification should be sought from our sales team.

**Spring Part-Exchange**

Spring Part-Exchange is available on this property- purchase your dream new home immediately or on a date of your choice, with a guaranteed offer from Spring, please ask for full details.

**Specification**

Ground floor

Utility Area- 2845 x 1255 - space for white goods

Garage

G/F WC

First floor

Living room - 4330 x 2845

Dining area - 3180 x 2230

Kitchen - 4330 x 2175

Second floor

Bed 1 - 4330 x 2855

Bed 2 - 4330 x 2960 narrowing to 2175

Family bathroom

1. MONEY LAUNDERING REGULATIONS - Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.

2: These particulars do not constitute part or all of an offer or contract.

3: The measurements indicated are supplied for guidance only and as such must be considered incorrect.

4: Potential buyers are advised to recheck the measurements before committing to any expense.

5: Connells has not tested any apparatus, equipment, fixtures, fittings or services and it is the buyers interests to check the working condition of any appliances.

6: Connells has not sought to verify the legal title of the property and the buyers must obtain verification from their solicitor.

## Property Photos

- ![Photo](/listings/photos/134156570/646544)
- ![Photo](/listings/photos/134156570/646548)
- ![Photo](/listings/photos/134156570/646557)
- ![Photo](/listings/photos/134156570/646563)
- ![Photo](/listings/photos/134156570/646569)
- ![Photo](/listings/photos/134156570/646573)
- ![Photo](/listings/photos/134156570/646579)
- ![Photo](/listings/photos/134156570/646583)

## Floorplans

- ![Floorplan 1](/listings/photos/134156570/646587) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| MILL LAKE 3 FACTORY HILL, BOURTON, GILLINGHAM, DORSET, SP8 5FS | £244,000 | 30/11/2021 | 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 |
|---------|-------|------|------|
| 18 NEW CLOSE, BOURTON, GILLINGHAM, DORSET, SP8 5DL | £227,500 | 18/12/2025 | Terraced |
| MILL LAKE 20 FACTORY HILL, BOURTON, GILLINGHAM, DORSET, SP8 5FS | £260,000 | 17/02/2023 | Terraced |
| 21 NEW CLOSE, BOURTON, GILLINGHAM, DORSET, SP8 5DL | £250,000 | 13/12/2022 | Terraced |
| MILL LAKE 4 FACTORY HILL, BOURTON, GILLINGHAM, DORSET, SP8 5FS | £325,000 | 25/11/2022 | Terraced |
| 9 NEW CLOSE, BOURTON, GILLINGHAM, DORSET, SP8 5DL | £276,000 | 01/04/2022 | Terraced |
| MILL LAKE 2 FACTORY HILL, BOURTON, GILLINGHAM, DORSET, SP8 5FS | £245,000 | 17/12/2021 | Terraced |
| MILL LAKE 1 FACTORY HILL, BOURTON, GILLINGHAM, DORSET, SP8 5FS | £250,000 | 24/09/2021 | Terraced |

**Area average:** £261,929 (7 sales)

## Price vs local average

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

- **Local average:** £219,229 (24 Terraced, SP8, 2024–2026)
- **Deviation:** +23.2%

## Rental Range

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

- **Low:** £935/mo
- **Realistic:** £1,039/mo
- **Optimistic:** £1,143/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £693/mo

## 1% Rule

- **Rent ratio:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £129,875
- **Target investor price (1%):** £103,900

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £3,333/m²

## Capital growth trend

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

- **5y growth:** 0.8%
- **10y growth:** 8.1%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -0.6%
- **5y growth (index):** 13.2%
- **10y growth (index):** 36.1%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

81 m²

Council tax band

TBC

EPC rating

Last sold

£244,000 Nov 2021

Price per m²

£3,333/m²

Local average

£219,229 (+23.2%)

Deprivation

Decile 6 (19,125 of 33,755)

Street crime

3 incidents within 1 mile (Apr 2026)

Key features

**UNEXPECTIDLY RETURNED TO MARKET**
NEW BUILD 10 YEAR BUILDERS WARRANTY
Quiet village semi-rural location
Fully fitted modern open plan kitchen/diner with integrated appliances
Private rear garden
Allocated parking
Generous bedrooms complete with en-suite to master
Part-Exchange available, ask for further details

Additional details

Parking: Yes
Garden: Yes

Description

SUMMARY
PLOT 3 The Mill, Bourton, enhances the appeal of village living comprising of two, three and four bedroom homes. The village lies on the River Stour which passes through the historic Bourton Mill making it the perfect location for those whom enjoy picturesque walks.

DESCRIPTION
An outstanding environment that sits perfectly within beautiful surroundings of the North Dorset countryside. The Mill, Bourton, enhances the appeal of village living comprising of two, three and four bedroom homes. Blending traditional architectural style with contemporary interiors and exceptional levels of finish and specification, these desirable homes epitomise the developer's ethos of excellence in every detail. With Two phases of the development already complete and occupied, the opportunity to join the growing community in this individual location is in demand.

Spring Part-Exchange is available.

Agents Note
Please note that images used may be computer generated and or/from a show-home by the developer and are meant for guidance only. Images are general of the development and may not relate to your chosen Plot - clarification should be sought from our sales team.

Spring Part-Exchange
Spring Part-Exchange is available on this property- purchase your dream new home immediately or on a date of your choice, with a guaranteed offer from Spring, please ask for full details.

Specification
Ground floor
Utility Area- 2845 x 1255 - space for white goods
Garage
G/F WC

First floor
Living room - 4330 x 2845
Dining area - 3180 x 2230
Kitchen - 4330 x 2175

Second floor
Bed 1 - 4330 x 2855
Bed 2 - 4330 x 2960 narrowing to 2175
Family bathroom

1. MONEY LAUNDERING REGULATIONS - Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2: These particulars do not constitute part or all of an offer or contract.
3: The measurements indicated are supplied for guidance only and as such must be considered incorrect.
4: Potential buyers are advised to recheck the measurements before committing to any expense.
5: Connells has not tested any apparatus, equipment, fixtures, fittings or services and it is the buyers interests to check the working condition of any appliances.
6: Connells has not sought to verify the legal title of the property and the buyers must obtain verification from their solicitor.

Listed by

Shaftesbury

Connells

Reference: 134156570

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 06/05/2021

Current heating cost: £267/year

Potential heating cost: £267/year

Est. upgrade cost to C: £9,500

Recommendations

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

Floorplan 1

Price history

Event	Date	Price	% change
Sold	30/11/2021 (4 years ago)	£244,000	—

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
18 NEW CLOSE, BOURTON, GILLINGHAM, DORSET, SP8 5DL	£227,500	18/12/2025	Terraced
MILL LAKE 20 FACTORY HILL, BOURTON, GILLINGHAM, DORSET, SP8 5FS	£260,000	17/02/2023	Terraced
21 NEW CLOSE, BOURTON, GILLINGHAM, DORSET, SP8 5DL	£250,000	13/12/2022	Terraced
MILL LAKE 4 FACTORY HILL, BOURTON, GILLINGHAM, DORSET, SP8 5FS	£325,000	25/11/2022	Terraced
9 NEW CLOSE, BOURTON, GILLINGHAM, DORSET, SP8 5DL	£276,000	01/04/2022	Terraced
MILL LAKE 2 FACTORY HILL, BOURTON, GILLINGHAM, DORSET, SP8 5FS	£245,000	17/12/2021	Terraced
MILL LAKE 1 FACTORY HILL, BOURTON, GILLINGHAM, DORSET, SP8 5FS	£250,000	24/09/2021	Terraced

Area average: £261,929 (7 sales)

Capital growth trend

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

5y growth 0.8%

10y growth 8.1%

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

1y (index) -0.6%

5y (index) 13.2%

10y (index) 36.1%

Rental Range

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

Low £935/mo

Realistic £1,039/mo

Optimistic £1,143/mo

Based on Local Authority from postcode lookup → Dorset.

LHA (30th percentile) floor for Yeovil: £693/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SP8 5FS

Nearby

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

Type	Name	Distance
Bus stop	Bus Shelter	2.0 miles
Shop	Mere Garage	2.0 miles
Shop	Davies Butcher	2.5 miles
Bus stop	Gillingham Station	3.7 miles
Train station	Gillingham	3.8 miles
Train station	Bruton	5.9 miles
Hospital	Westminster Memorial Hospital	7.4 miles

Street-level crime

Category	Count
Other crime	1
Vehicle crime	1
Violence and sexual offences	1
Total incidents	3

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
St George's Church of England School, Bourton	Primary	0.5 miles	Outstanding — 11 Mar 2013
Whitesheet Church of England Primary Academy	Primary	0.7 miles	Good — 15 Dec 2016
Milton-on-Stour Church of England Primary School	Primary	2.2 miles	Good — 21 Sep 2023
Mere School	Primary	2.8 miles	Good — 29 Nov 2012
Wyke Primary School	Primary	3.2 miles	Requires improvement — 10 Jul 2022

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.38%

Max investor price (0.8%) £129,875

Target investor price (1%) £103,900

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).