# 2 bedroom semi-detached house for sale (SN12 8NA) ## Property Details | Key | Value | |-----|-------| | Address | 50 THE COMMON, MELKSHAM, BROUGHTON GIFFORD, WILTSHIRE SN12 8NA | | Price | £400,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | B | | Last sold | £385,000 Jan 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** E - **Potential rating:** B - **Expiry date:** 07/04/2035 - **Current heating cost:** £1,576/year - **Est. upgrade cost to C:** £21,500 ### Recommendations - Q (£4,000 - £14,000) - W1 (£800 - £1,200) - L2 (£1,600 - £2,400) - 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/2200-0834-0050-5101-8005) ## Description This is a rare opportunity to acquire this beautiful, unique home in an incredibly popular location: The Common, Broughton Gifford. The current owners have sympathetically decorated the property throughout while retaining its character. Extended to the rear, the property has the perfect entertaining space. A reception room opens to a bespoke kitchen/diner with bi-fold doors onto the Garden, bringing the outside in and creating the ideal area to entertain, plus an additional reception room and a generous utility/downstairs toilet. This stunning characterful period property dates back to 1883 and is full of history. The stone shed outbuilding was originally the Tailors Shop for the village when the house was built. There is a 5 meter deep groundwater well with a hand pump to provide all the irrigation needed to maintain the garden's flora throughout the year and a barn that has a full-height section on one half and a mezzanine floor on the other providing a great covered garden storage area and workshop, and several different private seating areas. The property's idyllic location makes this a fantastic prospect for buyers. A public footpath leads walkers across fields to the rear of the property towards Great Chalfield House or on a circular walk to the end of the village. With The Common so close by too, this is an ideal house for those who love to be outdoors. Within walking distance, the village provides two pubs, a primary school, an active Village Hall with many social groups using it, plus a Village Cricket Team, a Bowls Club, and a Scout Group. The property is not listed but does lie within a Conservation Area, ensuring that the integrity of the surrounding houses and The Common grassland is preserved. Do not miss the opportunity to make this beautifully decorated cottage your own. **Hall** - Radiator, stairs to first floor and doors to Living Room and Snug. **Snug** - 3.21m x 3.08m (10'6" x 10'1") - Window to front elevation and two radiators. **Living Room** - 3.38m x 3.82m (11'1" x 12'6") - Two radiators, word burner, door to Utility/WC and open to Kitchen. **Utility/Wc** - 2.75m x 2.62m (9'0" x 8'7") - Fitted with a with worktop space, large sink, plumbing and space for washing machine, fitted with WC, window to rear elevation and storage cupboards. **Kitchen** - 2.66m x 4.42m (8'9" x 14'6") - Fitted with a range of bespoke base and eye level units with worktop space over, sink with mixer tap, space for fridge, freezer and dishwasher, built-in oven and hob, skylight, radiator and bi-fold door to garden. **Landing** - Over stairs storage and doors to Bedrooms and Bathroom. **Bedroom One** - 3.20m x 4.04m (10'6" x 13'3") - Window to front elevation and radiator. **Bedroom Two** - 2.75m x 2.55m (9'0" x 8'4") - Entrance hall with storage area, window to rear elevation and radiator. **Bathroom** - 1.65m x 3.35m (5'5" x 11'0") - Fitted with three piece suite comprising shower enclosure, wash hand basin and WC, window to rear elevation and storage cupboard. **Outside** - Walled garden to front and rear garden with side access including barn, shed and several seating areas. ## Property Photos - ![Edited Drone-1908.jpg](/listings/photos/164263706/337289) - Edited Drone-1908.jpg - ![DJI_0872.jpg](/listings/photos/164263706/337290) - DJI_0872.jpg - ![P1058820-Edit.jpg](/listings/photos/164263706/337291) - P1058820-Edit.jpg - ![P1058824.jpg](/listings/photos/164263706/337292) - P1058824.jpg - ![P1058825.jpg](/listings/photos/164263706/337293) - P1058825.jpg - ![P1058829.jpg](/listings/photos/164263706/337294) - P1058829.jpg - ![P1058822.jpg](/listings/photos/164263706/337295) - P1058822.jpg - ![P1058836.jpg](/listings/photos/164263706/337296) - P1058836.jpg - ![P1058837.jpg](/listings/photos/164263706/337298) - P1058837.jpg - ![P1058839.jpg](/listings/photos/164263706/337299) - P1058839.jpg - ![P1058808.jpg](/listings/photos/164263706/337301) - P1058808.jpg - ![P1058809.jpg](/listings/photos/164263706/337303) - P1058809.jpg - ![P1058810.jpg](/listings/photos/164263706/337304) - P1058810.jpg - ![P1058811.jpg](/listings/photos/164263706/337306) - P1058811.jpg - ![P1058813.jpg](/listings/photos/164263706/337307) - P1058813.jpg - ![Edited Drone-1895.jpg](/listings/photos/164263706/337308) - Edited Drone-1895.jpg - ![Edited Drone-1898.jpg](/listings/photos/164263706/337310) - Edited Drone-1898.jpg - ![Edited Drone-1901.jpg](/listings/photos/164263706/337313) - Edited Drone-1901.jpg - ![Edited Drone-1896.jpg](/listings/photos/164263706/337314) - Edited Drone-1896.jpg - ![Edited Drone-1897.jpg](/listings/photos/164263706/337315) - Edited Drone-1897.jpg - ![Edited Drone-1903.jpg](/listings/photos/164263706/337319) - Edited Drone-1903.jpg - ![P1058982.jpg](/listings/photos/164263706/337323) - P1058982.jpg - ![Edited Drone-1899.jpg](/listings/photos/164263706/337326) - Edited Drone-1899.jpg - ![P1058989.jpg](/listings/photos/164263706/337328) - P1058989.jpg - ![Edited Drone-1902.jpg](/listings/photos/164263706/337330) - Edited Drone-1902.jpg - ![Edited Drone-1900.jpg](/listings/photos/164263706/337331) - Edited Drone-1900.jpg - ![Edited Drone-1905.jpg](/listings/photos/164263706/337332) - Edited Drone-1905.jpg - ![Edited Drone-1909.jpg](/listings/photos/164263706/337335) - Edited Drone-1909.jpg - ![Edited Drone-1907.jpg](/listings/photos/164263706/337336) - Edited Drone-1907.jpg - ![DJI_0871.jpg](/listings/photos/164263706/337338) - DJI_0871.jpg - ![DJI_0873.jpg](/listings/photos/164263706/337339) - DJI_0873.jpg - ![DJI_0870-Edit.jpg](/listings/photos/164263706/337340) - DJI_0870-Edit.jpg ## Floorplans - ![Property Floorplan](/listings/photos/164263706/337341) - Property Floorplan ## EPC Graphs - ![EE Rating](/listings/photos/164263706/337342) - EE Rating ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #321116 - **Address:** 50 The Common, Broughton Gifford, SN12 8NA - **Certificate Issued:** 16/01/2003 - **Work Completed:** 15/08/2002 - **Items:** 1 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 50 THE COMMON, BROUGHTON GIFFORD, MELKSHAM, WILTSHIRE, SN12 8NA | £385,000 | 23/01/2026 | Semi-detached | | 50 THE COMMON, BROUGHTON GIFFORD, MELKSHAM, WILTSHIRE, SN12 8NA | £300,000 | 21/02/2021 | 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 | |---------|-------|------|------| | [Same street] 43 THE COMMON, BROUGHTON GIFFORD, MELKSHAM, WILTSHIRE, SN12 8NA | £375,000 | 05/09/2022 | Terraced | | 2 WILLOW CRESCENT, BROUGHTON GIFFORD, MELKSHAM, WILTSHIRE, SN12 8NB | £275,000 | 26/11/2021 | Semi-detached | | [Same street] 40 THE COMMON, BROUGHTON GIFFORD, MELKSHAM, WILTSHIRE, SN12 8NA | £430,000 | 15/10/2021 | Detached | **Street average:** £402,500 (2 sales) **Area average:** £275,000 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £324,084 (39 Semi-detached, SN12, 2024–2026) - **Deviation:** +23.4% ## Rental Range *ONS Price Index of Private Rents (Wiltshire). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £953/mo - **Realistic:** £1,059/mo - **Optimistic:** £1,165/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for West Wiltshire (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £723/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 Semi-Detached House, The Cottage, SN12 | £1,600/mo | 2 | 0.64 miles | OpenRent | **Average rent: £1,600/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.4% (weak for cashflow) - **Max investor price (0.8%):** £200,000 - **Target investor price (1%):** £160,000 *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 £1,600/mo).* - **Gross yield:** 4.8% - **Cost-to-rent:** 20.8× - **Monthly cashflow:** £-160/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -1.7% *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:** £6,154/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 13% - **10y growth:** 61.6% ## House Price Index (HM Land Registry) *Official index for Wiltshire; Semi-detached series; as of March 2026.* - **1y growth (index):** 1% - **5y growth (index):** 16.2% - **10y growth (index):** 35% ## 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)