# 1 bedroom apartment for sale (SL1 3GY) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 8, THE FACTORY, MEMORIAL AVENUE, SLOUGH, SLOUGH SL1 3GY | | Price | £299,950 | | Bedrooms | 1 | | Bathrooms | 1 | | Council tax | C | | Floor area | 48 m² | | Last sold | £284,952 Jun 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** B - **Expiry date:** 07/04/2034 - **Current heating cost:** £231/year [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/5334-8234-5000-0038-5206) ## Description Introducing a brand-new, beautifully designed one-bedroom apartment located in the heart of the sought-after Horlicks Quarter, Slough. Set int he Botanical selection and built by the renowned Berkeley Homes, this contemporary apartment offers an ideal blend of modern living and exceptional craftsmanship, providing the perfect home for first-time buyers, those seeking a stylish and convenient lifestyle as well as a great purchase for any investors. Upon entry, you are greeted by a spacious open-plan living area, which seamlessly integrates the kitchen and lounge. The sleek, high-quality kitchen features integrated appliances, including a fridge/freezer, oven, hob, and dishwasher, ensuring both style and functionality. The generously sized double bedroom offers a peaceful retreat, complete with ample storage space, while the modern bathroom boasts contemporary fixtures and finishes, including a bath with a shower over and stylish tiling throughout. Additional features include underfloor heating, large windows allowing plenty of natural light, and a private terrace offering a peaceful outdoor retreat to unwind and relax. Residents of Horlicks Quarter will enjoy access to a range of exclusive amenities, including communal gardens areas, secure entry systems, and bike storage along with office workspaces, social bar area with a pool table and a state of the art cinema room that can be hired for your convenience. The development is located within walking distance of Slough Station, offering excellent transport links to London and the surrounding areas, making it an ideal location for commuters using the Elizabeth Line. Don’t miss out on the opportunity to own this brand-new, beautifully finished apartment in one of Slough’s most exciting new developments. Contact us today to arrange a viewing. ## Property Photos - ![Photo](/listings/photos/158666789/207843) - ![Photo](/listings/photos/158666789/207844) - ![Photo](/listings/photos/158666789/207845) - ![Photo](/listings/photos/158666789/207846) - ![Photo](/listings/photos/158666789/207847) - ![Photo](/listings/photos/158666789/207848) - ![Photo](/listings/photos/158666789/207849) - ![Photo](/listings/photos/158666789/207850) - ![Photo](/listings/photos/158666789/207851) - ![Photo](/listings/photos/158666789/207852) - ![Photo](/listings/photos/158666789/207853) - ![Photo](/listings/photos/158666789/207854) - ![Photo](/listings/photos/158666789/207855) - ![Photo](/listings/photos/158666789/207856) ## Floorplans - ![Floorplan 1](/listings/photos/158666789/207857) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/158666789/207858) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | THE FACTORY FLAT 8 MEMORIAL AVENUE, SLOUGH, SL1 3GY | £284,952 | 27/06/2025 | 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 | |---------|-------|------|------| | 57 GATEWICK CLOSE, SLOUGH, SL1 3SE | £205,500 | 25/07/2025 | Flat | | [Same street] THE FACTORY FLAT 49 MEMORIAL AVENUE, SLOUGH, SL1 3GY | £255,725 | 18/08/2023 | Flat | | DARJEELING HOUSE FLAT 34 MEMORIAL AVENUE, SLOUGH, SL1 3GN | £370,000 | 15/05/2023 | Flat | | ARTESIAN HOUSE FLAT 24 MEMORIAL AVENUE, SLOUGH, SL1 3GR | £346,800 | 21/04/2023 | Flat | | 19 PICKFORDS GARDENS, SLOUGH, SL1 3GE | £230,000 | 17/03/2023 | Flat | | 87 GATEWICK CLOSE, SLOUGH, SL1 3SE | £130,000 | 16/12/2022 | Flat | | DARJEELING HOUSE FLAT 2 MEMORIAL AVENUE, SLOUGH, SL1 3GN | £338,100 | 15/12/2022 | Flat | | DARJEELING HOUSE FLAT 1 MEMORIAL AVENUE, SLOUGH, SL1 3GN | £255,000 | 22/11/2022 | Flat | | ARTESIAN HOUSE FLAT 23 MEMORIAL AVENUE, SLOUGH, SL1 3GR | £274,025 | 18/11/2022 | Flat | | ARTESIAN HOUSE FLAT 32 MEMORIAL AVENUE, SLOUGH, SL1 3GR | £385,950 | 08/11/2022 | Flat | | 41 BAYLIS ROAD, SLOUGH, SL1 3PH | £141,000 | 05/11/2022 | Flat | | DARJEELING HOUSE FLAT 22 MEMORIAL AVENUE, SLOUGH, SL1 3GN | £365,588 | 28/10/2022 | Flat | | DARJEELING HOUSE FLAT 12 MEMORIAL AVENUE, SLOUGH, SL1 3GN | £347,750 | 24/10/2022 | Flat | | DARJEELING HOUSE FLAT 58 MEMORIAL AVENUE, SLOUGH, SL1 3GN | £362,000 | 24/10/2022 | Flat | | 29 GATEWICK CLOSE, SLOUGH, SL1 3SE | £250,000 | 14/10/2022 | Flat | | ARTESIAN HOUSE FLAT 5 MEMORIAL AVENUE, SLOUGH, SL1 3GR | £353,400 | 13/10/2022 | Flat | | ARTESIAN HOUSE FLAT 31 MEMORIAL AVENUE, SLOUGH, SL1 3GR | £305,550 | 26/08/2022 | Flat | | ARTESIAN HOUSE FLAT 29 MEMORIAL AVENUE, SLOUGH, SL1 3GR | £285,000 | 19/08/2022 | Flat | | ARTESIAN HOUSE FLAT 17 MEMORIAL AVENUE, SLOUGH, SL1 3GR | £266,400 | 16/08/2022 | Flat | | ARTESIAN HOUSE FLAT 1 MEMORIAL AVENUE, SLOUGH, SL1 3GR | £297,500 | 15/08/2022 | Flat | | LANSDOWNE COURT FLAT 106 LANSDOWNE AVENUE, SLOUGH, SL1 3SQ | £260,000 | 12/08/2022 | Flat | **Street average:** £255,725 (1 sale) **Area average:** £288,478 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £231,278 (55 Flat, SL1, 2024–2026) - **Deviation:** +29.7% ## Rental Range *ONS Price Index of Private Rents (Slough). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,414/mo - **Realistic:** £1,571/mo - **Optimistic:** £1,728/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for East Thames Valley (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £898/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 | |------|------|------|------|------| | 1 Bed Flat, Churchill House, SL2 | £1,250/mo | 1 | 0.36 miles | OpenRent | **Average rent: £1,250/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.42% (weak for cashflow) - **Max investor price (0.8%):** £156,250 - **Target investor price (1%):** £125,000 *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 £1,250/mo).* - **Gross yield:** 5% - **Cost-to-rent:** 20× - **Monthly cashflow:** £-81/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -1.1% *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:** £6,249/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -8.9% - **10y growth:** -5.7% ## House Price Index (HM Land Registry) *Official index for Slough; Flats and maisonettes series; as of March 2026.* - **1y growth (index):** -6.2% - **5y growth (index):** 1.3% - **10y growth (index):** 8.1% ## 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)