# 3 bedroom semi-detached house for sale (CV22 5ET)

## Property Details

| Key | Value |
|-----|-------|
| Address | 33 ASHLAWN ROAD, RUGBY, WARWICKSHIRE CV22 5ET |
| Price | £375,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | D |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 173 m² |
| Last sold | £355,000 Jul 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 18/01/2032
- **Current heating cost:** £1,209/year
- **Est. upgrade cost to C:** £2,000

### Recommendations
- B (£500 - £1,500)
- W1 (£800 - £1,200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2617-8262-0421-0419-1151)

## Description

A beautifully presented, three bedroom semi detached home offered for sale with no onward chain, situated in the popular residential location of Hillmorton. The original house dates back to 1926 and has been tastefully modernised and extended by the current owners, offering an open plan kitchen/diner and a large, south facing rear garden with a double garage.

**Location** - The property is located on the popular Ashlawn Road, close to Rugby town and the village of Hillmorton. Rugby offers a large selection of shops, bars, and restaurants, as well as leisure facilities and public parks. Primary schooling is available at Paddox School and English Martyrs RC School with state funded secondary and grammar schooling is available at Ashlawn School, Rugby High School for Girls and Lawrence Sheriff. There is also an excellent choice of independent schooling nearby including Crescent School, Bilton Grange Preparatory School, and, of course, the world renowned Rugby School. The property is well placed for the commuter with easy access to major road networks, including M1, M45, M6, A45, and A14. Rugby Station also offers a frequent high speed rail service to London Euston which takes just under 50 minutes.

**Ground Floor** - The property opens into a large entrance hall with stairs rising to the first floor and doors leading to the sitting room and the open plan kitchen/diner. The sitting room is situated to the front of the property and benefits from a large bay window and wooden flooring. The kitchen has been recently refitted with modern shaker style units, offering ample storage cupboards including a built-in larder unit, space for white goods, a seated breakfast bar and built-in cooking appliances. There is grey textured ceramic tiling to the floor and contemporary coloured glass splashbacks. A door from the kitchen opens into a utility room, with doors leading to the rear garden and a modern cloakroom fitted with a wash hand basin and WC. The sitting room is situated to the rear of the property and enjoys views over the extensive rear garden, with double doors opening on to the decked patio. The focal point to the room is an attractive, wood burning effect electric fire with exposed brick detail, wooden surround and granite hearth.

**First Floor** - The first floor comprises of three double bedrooms and the family bathroom. The master bedroom is located to the rear aspect overlooking the garden and benefits from built-in storage into the eaves and its own en-suite, with a fitted white bath. Bedroom two is also situated to the rear, whilst bedroom three is located to the front of the property and has a handy storage cupboard. The family bathroom has been turned into a shower room and is fitted with a modern white suite, with a large corner shower enclosure with rainfall shower head, a vanity unit with an inset wash hand basin, WC and a chrome heated towel rail. A door on the landing provides access to a large walk-in cupboard which also gives access to the loft.

**Outside** - The front of the property is enclosed by privet hedging and has a block paved driveway with gravel areas to one side, providing off-road parking for numerous vehicles. The rear garden has been beautifully maintained with a large raised decked area to the rear which provides a fabulous outdoor entertaining space. The garden has been landscaped with various mature planted beds and a gravelled area with a rockery and pond. Stepping stones runs across the lawn and lead to a delightful wooden summer house, fitted with air conditioning, power and light. Beyond the summer house is a kitchen garden, which in turn leads to a green house and pedestrian access to the double garage, with an up and over door, power and light. Vehicular access to the garage is via a private road running to the rear.

**Agents Note** - There are solar panels to the roof of the property, which are owned outright and generate an income of approximately £800 per annum.

**Local Authority** - Rugby Borough Council - Tel:01788-533533. Council Tax Band - TBC.

**Viewing** - Strictly by prior appointment via the selling agent Howkins & Harrison. Contact Tel:01788-564666.

**Fixtures And Fittings** - Only those items in the nature of fixtures and fittings mentioned in these particulars are included in the sale. Other items are specifically excluded. None of the appliances have been tested by the agents and they are not certified or warranted in any way.

**Services** - None of the services have been tested and purchasers should note that it is their specific responsibility to make their own enquiries of the appropriate authorities as to the location, adequacy and availability of mains water, electricity, gas and drainage services.

**Floorplan** - Howkins & Harrison prepare these plans for reference only. They are not to scale.

**Important Information** - Every care has been taken with the preparation of these Sales Particulars, but complete accuracy cannot be guaranteed. In all cases, buyers should verify matters for themselves. Where property alterations have been undertaken buyers should check that relevant permissions have been obtained. If there is any point, which is of particular importance let us know and we will verify it for you. These particulars do not constitute a contract or part of a contract. All measurements are approximate. The fixtures, fittings, services and appliances have not been tested and therefore no guarantee can be given that they are in working order. Photographs are provided for general information and it cannot be inferred that any item shown is included in the sale. Plans are provided for general guidance and are not to scale.

## Property Photos

- ![Ashlawn Road, Rugby (1).jpg](/listings/photos/144968111/1350670) - Ashlawn Road, Rugby (1).jpg
- ![Ashlawn Road, Rugby (3).jpg](/listings/photos/144968111/1350671) - Ashlawn Road, Rugby (3).jpg
- ![Ashlawn Road, Rugby (21).jpg](/listings/photos/144968111/1350672) - Ashlawn Road, Rugby (21).jpg
- ![Ashlawn Road, Rugby (20).jpg](/listings/photos/144968111/1350673) - Ashlawn Road, Rugby (20).jpg
- ![Ashlawn Road, Rugby (2).jpg](/listings/photos/144968111/1350674) - Ashlawn Road, Rugby (2).jpg
- ![Ashlawn Road, Rugby (12).jpg](/listings/photos/144968111/1350675) - Ashlawn Road, Rugby (12).jpg
- ![Ashlawn Road, Rugby (13).jpg](/listings/photos/144968111/1350676) - Ashlawn Road, Rugby (13).jpg
- ![Ashlawn Road, Rugby (16).jpg](/listings/photos/144968111/1350677) - Ashlawn Road, Rugby (16).jpg
- ![Ashlawn Road, Rugby (4).jpg](/listings/photos/144968111/1350678) - Ashlawn Road, Rugby (4).jpg
- ![Ashlawn Road, Rugby (6).jpg](/listings/photos/144968111/1350679) - Ashlawn Road, Rugby (6).jpg
- ![Ashlawn Road, Rugby (14).jpg](/listings/photos/144968111/1350680) - Ashlawn Road, Rugby (14).jpg
- ![Ashlawn Road, Rugby (5).jpg](/listings/photos/144968111/1350681) - Ashlawn Road, Rugby (5).jpg
- ![Ashlawn Road, Rugby (7).jpg](/listings/photos/144968111/1350682) - Ashlawn Road, Rugby (7).jpg
- ![Ashlawn Road, Rugby (15).jpg](/listings/photos/144968111/1350683) - Ashlawn Road, Rugby (15).jpg
- ![Ashlawn Road, Rugby (8).jpg](/listings/photos/144968111/1350684) - Ashlawn Road, Rugby (8).jpg
- ![Ashlawn Road, Rugby (17).jpg](/listings/photos/144968111/1350685) - Ashlawn Road, Rugby (17).jpg
- ![Ashlawn Road, Rugby (9).jpg](/listings/photos/144968111/1350686) - Ashlawn Road, Rugby (9).jpg
- ![Ashlawn Road, Rugby (10).jpg](/listings/photos/144968111/1350687) - Ashlawn Road, Rugby (10).jpg
- ![Ashlawn Road, Rugby (18).jpg](/listings/photos/144968111/1350688) - Ashlawn Road, Rugby (18).jpg
- ![Ashlawn Road, Rugby (19).jpg](/listings/photos/144968111/1350689) - Ashlawn Road, Rugby (19).jpg

## Floorplans

- ![Ashlawn Road, Rugby](/listings/photos/144968111/1350690) - Ashlawn Road, Rugby

## EPC Graphs

- ![EE Rating](/listings/photos/144968111/1350691) - EE Rating

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #10991960
- **Address:** 33 Ashlawn Road, RUGBY, CV22 5ET
- **Certificate Issued:** 19/05/2015
- **Work Completed:** 12/03/2015
- **Items:** 1 window(s)

### FENSA Certificate #3909635
- **Address:** 33 Ashlawn Road, RUGBY, CV22 5ET
- **Certificate Issued:** 24/07/2006
- **Work Completed:** 12/07/2006
- **Items:** 1 door(s)

### FENSA Certificate #3149445
- **Address:** 33 Ashlawn Road, RUGBY, CV22 5ET
- **Certificate Issued:** 25/10/2005
- **Work Completed:** 04/10/2005
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 33 ASHLAWN ROAD, RUGBY, WARWICKSHIRE, CV22 5ET | £355,000 | 05/07/2024 | 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 |
|---------|-------|------|------|
| 26 ASHLAWN ROAD, RUGBY, WARWICKSHIRE, CV22 5ES | £500,000 | 14/11/2025 | Semi-detached |
| [Same street] 21 ASHLAWN ROAD, RUGBY, WARWICKSHIRE, CV22 5ET | £362,500 | 20/11/2023 | Semi-detached |
| 12 ELMS DRIVE, RUGBY, WARWICKSHIRE, CV22 5EX | £270,000 | 08/09/2023 | Semi-detached |
| 38 DUNSMORE AVENUE, RUGBY, WARWICKSHIRE, CV22 5HD | £287,000 | 14/08/2023 | Semi-detached |
| 2 THE ELMS ASHLAWN ROAD, RUGBY, WARWICKSHIRE, CV22 5EU | £896,250 | 01/06/2023 | Semi-detached |
| 17 LYNDHURST ROAD, RUGBY, WARWICKSHIRE, CV21 4HL | £406,750 | 03/03/2023 | Semi-detached |
| 38 ASHLAWN ROAD, RUGBY, WARWICKSHIRE, CV22 5ES | £336,000 | 22/12/2022 | Semi-detached |
| 4 KINGSLEY AVENUE, RUGBY, WARWICKSHIRE, CV21 4JT | £255,000 | 11/11/2022 | Semi-detached |
| 27 LYNDHURST ROAD, RUGBY, WARWICKSHIRE, CV21 4HL | £255,000 | 29/09/2022 | Semi-detached |
| 1 LYNDHURST ROAD, RUGBY, WARWICKSHIRE, CV21 4HL | £287,000 | 10/05/2022 | Semi-detached |
| 7 WALFORD PLACE, RUGBY, WARWICKSHIRE, CV22 5HA | £267,000 | 29/04/2022 | Semi-detached |
| 29 HOSKYN CLOSE, RUGBY, WARWICKSHIRE, CV21 4LA | £265,000 | 01/04/2022 | Semi-detached |
| 56 FISHER AVENUE, RUGBY, WARWICKSHIRE, CV22 5HW | £320,000 | 25/02/2022 | Semi-detached |
| 45 HOSKYN CLOSE, RUGBY, WARWICKSHIRE, CV21 4LA | £296,000 | 13/01/2022 | Semi-detached |
| 6 KINGSLEY AVENUE, RUGBY, WARWICKSHIRE, CV21 4JT | £290,000 | 12/01/2022 | Semi-detached |
| 5 MILLFIELDS AVENUE, RUGBY, WARWICKSHIRE, CV21 4HJ | £300,000 | 10/12/2021 | Semi-detached |
| 82 ASHLAWN ROAD, RUGBY, WARWICKSHIRE, CV22 5ES | £410,000 | 10/12/2021 | Semi-detached |
| 34 FISHER AVENUE, RUGBY, WARWICKSHIRE, CV22 5HW | £380,000 | 10/12/2021 | Semi-detached |
| 50 HOSKYN CLOSE, RUGBY, WARWICKSHIRE, CV21 4LA | £261,000 | 03/12/2021 | Semi-detached |
| 6 WALFORD PLACE, RUGBY, WARWICKSHIRE, CV22 5HA | £250,000 | 30/09/2021 | Semi-detached |
| 31 HOSKYN CLOSE, RUGBY, WARWICKSHIRE, CV21 4LA | £257,500 | 30/09/2021 | Semi-detached |

**Street average:** £362,500 (1 sale)
**Area average:** £339,475 (20 sales)

## Price vs local average

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

- **Local average:** £282,513 (59 Semi-detached, CV22, 2024–2026)
- **Deviation:** +32.7%

## Rental Range

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

- **Low:** £934/mo
- **Realistic:** £1,038/mo
- **Optimistic:** £1,142/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Rugby & East (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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Millfields Avenue, CV21 | £1,450/mo | 3 | 0.19 miles | OpenRent |
| 3 Bed Detached House, Hillmorton Road, CV22 | £1,500/mo | 3 | 0.23 miles | OpenRent |
| 3 Bed Detached House, Hillmorton Road, CV22 | £1,500/mo | 3 | 0.32 miles | OpenRent |
| 3 Bed Semi-Detached House, Fareham Avenue, CV22 | £1,350/mo | 3 | 0.33 miles | OpenRent |
| 3 Bed Semi-Detached House, Charter Road, CV22 | £1,350/mo | 3 | 0.38 miles | OpenRent |
| 3 Bed Semi-Detached House, Balcombe Road, CV22 | £1,350/mo | 3 | 0.53 miles | OpenRent |
| 3 Bed Semi-Detached House, Shuckburgh Crescent, CV22 | £1,250/mo | 3 | 0.55 miles | OpenRent |
| 3 Bed Semi-Detached House, Deane Road, CV21 | £1,400/mo | 3 | 0.55 miles | OpenRent |
| 3 Bed Semi-Detached House, Lower Street, CV21 | £1,300/mo | 3 | 0.59 miles | OpenRent |
| 3 Bed Semi-Detached House, Percival Road, CV22 | £1,250/mo | 3 | 0.63 miles | OpenRent |
| 3 Bed Bungalow, Mckinnell Crescent, CV21 | £1,300/mo | 3 | 0.75 miles | OpenRent |
| 3 Bed Semi-Detached House, Malvern Avenue, CV22 | £1,250/mo | 3 | 0.8 miles | OpenRent |
| 3 Bed Semi-Detached House, The Locks, CV21 | £1,475/mo | 3 | 0.86 miles | OpenRent |

**Average rent: £1,363/mo (13 listings)**

## 1% Rule

- **Rent ratio:** 0.36% (weak for cashflow)
- **Max investor price (0.8%):** £168,750
- **Target investor price (1%):** £135,000

*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 £1,350/mo).*

- **Gross yield:** 4.3%
- **Cost-to-rent:** 23.1×
- **Monthly cashflow:** £-287/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.2%

*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:** £2,168/m²

## Capital growth trend

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

- **5y growth:** 7.5%
- **10y growth:** 42.5%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 3.1%
- **5y growth (index):** 16.9%
- **10y growth (index):** 50.4%

## 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)