# 3 bedroom semi-detached house for sale (SP2 8RW)

## Property Details

| Key | Value |
|-----|-------|
| Address | 10 BOUCHERS WAY, SALISBURY, HARNHAM, WILTSHIRE SP2 8RW |
| Price | £189,950 |
| Bedrooms | 3 |
| Construction age | England and Wales: 1996-2002 |
| Floor area | 57 m² |
| Last sold | £199,950 Nov 2018 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 28/08/2028
- **Current heating cost:** £323/year
- **Est. upgrade cost to C:** £14,100

### Recommendations
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8009-7914-5429-7126-4883)

## Description

This modern semi-detached house sits toward the edge of this development within a perennially popular part of the city. 10 Bouchers Way is offered for sale as a 75% share, the remaining 25% interest is owned by Sovereign Housing Association for which a nominal monthly rent of £28 is paid including buildings insurance and service charge. The property is double glazed with gas central heating, the house is in excellent condition throughout, having been recently refurbished including new kitchen, bathroom, carpets and wood flooring and landscaping of the garden. Other points of note include ground floor cloakroom and two allocated parking spaces. The property was built as a generous two bedroom but the current seller has remodelled the first floor to create a third useable bedroom. An early internal viewing is advisable to avoid missing out on this rare opportunity. 

Directions 

Proceed towards Salisbury District Hospital turning left at the mini roundabout on the A354. Turn right at the next roundabout in to Heronswood where a turning to Bouchers Way can be found on the left. As the road bends to the right, number ten can be found on the left.  

Hallway – Large walk-in cupboard. Radiator. Laminate flooring.  

Cloakroom – Low level WC and basin. Radiator and tiled floor. 

Kitchen (2.9m x 1.9m) 

Refitted shaker style wall and base units with work surface over. Space for electric oven, washing machine and fridge/freezer. Inset one and a half bowl stainless steel sink unit with mixer tap. Tiled splashbacks and floor. Wall mounted gas boiler and radiator. Double glazed window. 

Sitting/Dining Room (4.4m x 3.86m max) 

Double glazed french doors to rear garden. Stairs to first floor. Two radiators. Laminate flooring. Television aerial and telephone point. 

First Floor Landing – Access to loft. 

Bedroom One (3.3m x 2.7m ext to 3.5m) 

Double glazed window to rear aspect. Radiator. Built in double wardrobe with mirrored sliding doors. Built in airing cupboard. 

Bedroom Two (2.7m x 1.9m) 

Double glazed window to front aspect. Double radiator. 

Bedroom Three (1.9m x 1.8m) 

Double glazed window to front aspect. Radiator. 

Bathroom (1.9m x 1.85m) 

Refitted white suite comprising WC, pedestal basin, panelled bath with thermostatic mixer/shower attachment, tiled splashbacks and floor. Radiator. Obscure double glazed window to side aspect. Extractor fan. 

Outside 

The property has two allocated off road parking spaces. Pedestrian path to front door and side. Full height storage cupboard. Outside light and tap. To the side of the property is a surprisingly generous planted area which is within the property's curtilage. 

The rear garden has a Westerly aspect and has been attractively landscaped and is private. Well enclosed by wooden fencing with gate to one side. Paved patio area with steps up to an area of lawn, which then leads to hardstanding and garden shed.

## Property Photos

- ![IMG_9880](/listings/photos/75415070/1078573) - IMG_9880
- ![IMG_9844](/listings/photos/75415070/1078578) - IMG_9844
- ![IMG_9852](/listings/photos/75415070/1078581) - IMG_9852
- ![IMG_9867](/listings/photos/75415070/1078582) - IMG_9867
- ![IMG_9872](/listings/photos/75415070/1078584) - IMG_9872
- ![IMG_9854](/listings/photos/75415070/1078586) - IMG_9854

## Floorplans

- ![Floorplan](/listings/photos/75415070/1078588) - Floorplan

## EPC Graphs

- ![EPC (21)](/listings/photos/75415070/1078589) - EPC (21)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 10 BOUCHERS WAY, HARNHAM, SALISBURY, WILTSHIRE, SP2 8RW | £199,950 | 09/11/2018 | Semi-detached |
| 10 BOUCHERS WAY, HARNHAM, SALISBURY, WILTSHIRE, SP2 8RW | £157,500 | 14/10/2016 | Flat |

## 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] 52 BOUCHERS WAY, HARNHAM, SALISBURY, WILTSHIRE, SP2 8RW | £290,000 | 14/01/2026 | Terraced |
| [Same street] 21 BOUCHERS WAY, HARNHAM, SALISBURY, WILTSHIRE, SP2 8RW | £349,000 | 11/11/2025 | Terraced |
| [Same street] 37 BOUCHERS WAY, HARNHAM, SALISBURY, WILTSHIRE, SP2 8RW | £260,000 | 18/05/2023 | Terraced |
| 15 WOODBURY GARDENS, HARNHAM, SALISBURY, WILTSHIRE, SP2 8QA | £315,000 | 20/10/2022 | Semi-detached |
| 45 BOUVERIE AVENUE, SALISBURY, WILTSHIRE, SP2 8DU | £525,000 | 19/08/2022 | Semi-detached |
| 188 COOMBE ROAD, SALISBURY, WILTSHIRE, SP2 8BN | £490,000 | 14/04/2022 | Semi-detached |
| 43 WOODBURY GARDENS, HARNHAM, SALISBURY, WILTSHIRE, SP2 8QA | £262,500 | 13/04/2022 | Semi-detached |
| [Same street] 9 BOUCHERS WAY, HARNHAM, SALISBURY, WILTSHIRE, SP2 8RW | £305,000 | 12/04/2022 | Semi-detached |
| 30 SENIOR DRIVE, SALISBURY, WILTSHIRE, SP2 8QD | £295,000 | 14/01/2022 | Semi-detached |
| 30 SENIOR DRIVE, SALISBURY, WILTSHIRE, SP2 8QD | £300,000 | 22/12/2021 | Semi-detached |
| [Same street] 33 BOUCHERS WAY, HARNHAM, SALISBURY, WILTSHIRE, SP2 8RW | £228,300 | 12/11/2021 | Terraced |
| 10 HARVARD CLOSE, SALISBURY, WILTSHIRE, SP2 8QP | £286,000 | 21/10/2021 | Semi-detached |
| [Same street] 35 BOUCHERS WAY, HARNHAM, SALISBURY, WILTSHIRE, SP2 8RW | £253,000 | 20/09/2021 | Terraced |
| [Same street] 48 BOUCHERS WAY, HARNHAM, SALISBURY, WILTSHIRE, SP2 8RW | £235,000 | 24/08/2021 | Terraced |

**Street average:** £274,329 (7 sales)
**Area average:** £353,357 (7 sales)

## Price vs local average

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

- **Local average:** £326,199 (34 Semi-detached, SP2, 2024–2026)
- **Deviation:** -41.8%

## Rental Range

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

- **Low:** £958/mo
- **Realistic:** £1,064/mo
- **Optimistic:** £1,170/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £913/mo

## 1% Rule

- **Rent ratio:** 0.56% (weak for cashflow)
- **Max investor price (0.8%):** £133,000
- **Target investor price (1%):** £106,400

*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:** £3,332/m²

## Capital growth trend

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

- **5y growth:** 7.2%
- **10y growth:** 19.8%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1.7%
- **5y growth (index):** 17.2%
- **10y growth (index):** 34.3%

## 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)