# 2 bedroom apartment for sale (BA13 4QZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 94 PRIMMERS PLACE, WESTBURY, WILTSHIRE BA13 4QZ |
| Price | £165,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | B |
| Construction age | England and Wales: 2007-2011 |
| Floor area | 58 m² |
| Last sold | £165,000 Jun 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 18/11/2031
- **Current heating cost:** £288/year
- **Est. upgrade cost to C:** £1,500

### Recommendations
- L2 (£1,200 - £1,800)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9300-2921-2190-2599-6181)

## Description

**Why** **you'll** **like** **it** **** Martin & Co are thrilled to present this beautifully maintained two-bedroom top-floor apartment, ideally located just a short walk from Westbury's mainline railway station.

This charming property boasts a standout master bedroom, offering generous space for furniture and an en-suite shower room for added convenience and privacy. Not only does this room provide ultimate comfort, but it also offers picturesque views over a serene lake, creating a tranquil retreat at the end of each day.

The apartment has been thoughtfully designed with modern living in mind, featuring uPVC double glazing and electric heating throughout. The living space is both spacious and inviting, highlighted by a bespoke, handmade kitchen that has recently been fitted to the highest standard. With two well-proportioned double bedrooms, a contemporary three-piece bathroom suite, and an additional en-suite to the master, this apartment offers the perfect blend of comfort and functionality.

Externally, the property benefits from allocated parking for one vehicle, offering both convenience and security.

This is a truly fantastic opportunity to own a stylish and well-presented apartment in a prime location. We highly recommend an internal viewing to fully appreciate everything this exceptional property has to offer. 

**Property** **location** **** 

Westbury a small market town, situated on the western edge of Wiltshire beside the chalk down lands that form Salisbury Plain.

The most famous landmark of the area is the vastly impressive Westbury White Horse which is both the oldest and largest White Horse in Wiltshire. The surrounding countryside makes it a delight for both the walker and cyclist and also provides the perfect location for air sports.

The town offers a range of shopping and leisure facilities including, library, sports and leisure centre, schools, churches, doctors, dentist surgeries, three supermarkets, post office and the oldest swimming pool in the country. We also have a varied selection of coffee shops, restaurants, public houses and a popular wine bar.

Westbury is exceptionally well positioned for all major road and railway connections with the mainline railway station offering links to London (1 hour 26 minutes), Wales and the whole of the South West of England. 

**How** **to** **find** **me** **** 

Satnav postcode: BA13 4QZ

What three words: rings.dispenser.nail 

**For** **your** **information** **** 

Martin & Co Westbury haven't tested any of the appliances listed in these details, or asked for warranty or service certificates, unless stated - they're on an 'as seen' basis.

You should only use floor plans and measurements as a general guide to room layout and design, as they're not exact. Potential buyers are advised to recheck the measurements before completion.

Money Laundering Regulations: Purchasers will be asked to produce identification and proof of residency documentation, once an offer has been agreed, we need to hold this on file before solicitors can be instructed. 

## Property Photos

- ![Photo](/listings/photos/157409780/1355466)
- ![Photo](/listings/photos/157409780/1355467)
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- ![Photo](/listings/photos/157409780/1355478)

## Floorplans

- ![Floorplan 1](/listings/photos/157409780/1355479) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/157409780/1355480) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 94 PRIMMERS PLACE, WESTBURY, WILTSHIRE, BA13 4QZ | £165,000 | 06/06/2025 | Flat |
| 94 PRIMMERS PLACE, WESTBURY, WILTSHIRE, BA13 4QZ | £144,000 | 25/03/2022 | 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] 91 PRIMMERS PLACE, WESTBURY, WILTSHIRE, BA13 4QZ | £165,000 | 25/08/2023 | Flat |
| 84 AMAZON WAY, WESTBURY, WILTSHIRE, BA13 4FJ | £196,995 | 30/06/2023 | Flat |
| 86 AMAZON WAY, WESTBURY, WILTSHIRE, BA13 4FJ | £196,995 | 30/06/2023 | Flat |
| 82 AMAZON WAY, WESTBURY, WILTSHIRE, BA13 4FJ | £196,995 | 30/06/2023 | Flat |
| 76 AMAZON WAY, WESTBURY, WILTSHIRE, BA13 4FJ | £184,995 | 30/06/2023 | Flat |
| 80 AMAZON WAY, WESTBURY, WILTSHIRE, BA13 4FJ | £184,995 | 29/06/2023 | Flat |
| 78 AMAZON WAY, WESTBURY, WILTSHIRE, BA13 4FJ | £190,000 | 29/06/2023 | Flat |
| [Same street] 52 PRIMMERS PLACE, WESTBURY, WILTSHIRE, BA13 4QZ | £200,000 | 25/11/2022 | Terraced |
| [Same street] 52 PRIMMERS PLACE, WESTBURY, WILTSHIRE, BA13 4QZ | £200,000 | 25/11/2022 | Flat |
| [Same street] 82 PRIMMERS PLACE, WESTBURY, WILTSHIRE, BA13 4QZ | £296,400 | 02/09/2022 | Semi-detached |
| [Same street] 54 PRIMMERS PLACE, WESTBURY, WILTSHIRE, BA13 4QZ | £282,000 | 31/08/2022 | Terraced |
| [Same street] 48 PRIMMERS PLACE, WESTBURY, WILTSHIRE, BA13 4QZ | £222,000 | 29/07/2022 | Terraced |
| [Same street] 1 PRIMMERS PLACE, WESTBURY, WILTSHIRE, BA13 4QZ | £1,000,000 | 23/06/2022 | Other |
| [Same street] 10 PRIMMERS PLACE, WESTBURY, WILTSHIRE, BA13 4QZ | £280,000 | 04/11/2021 | Terraced |
| [Same street] 24 PRIMMERS PLACE, WESTBURY, WILTSHIRE, BA13 4QZ | £240,000 | 28/09/2021 | Terraced |
| [Same street] 89 PRIMMERS PLACE, WESTBURY, WILTSHIRE, BA13 4QZ | £135,000 | 24/09/2021 | Flat |
| [Same street] 66 PRIMMERS PLACE, WESTBURY, WILTSHIRE, BA13 4QZ | £238,000 | 17/09/2021 | Terraced |
| [Same street] 81 PRIMMERS PLACE, WESTBURY, WILTSHIRE, BA13 4QZ | £289,500 | 01/09/2021 | Semi-detached |
| 52 AMAZON WAY, WESTBURY, WILTSHIRE, BA13 4FJ | £56,000 | 16/08/2021 | Flat |

**Street average:** £295,658 (12 sales)
**Area average:** £172,425 (7 sales)

## Price vs local average

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

- **Local average:** £163,917 (12 Flat, BA13, 2024–2026)
- **Deviation:** +0.7%

## 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 Cheltenham (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £798/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 Flat, Primmers Place, BA13 | £850/mo | 2 | 0.01 miles | OpenRent |
| 2 Bed Flat, Station Road, BA13 | £975/mo | 2 | 0.25 miles | OpenRent |
| 2 Bed Semi-Detached House, Matravers Close, BA13 | £1,100/mo | 2 | 0.55 miles | OpenRent |
| 2 Bed Terraced House, Doggetts Lane, BA13 | £925/mo | 2 | 0.55 miles | OpenRent |
| 2 Bed Flat, Haynes Road, BA13 | £1,842/mo | 2 | 0.66 miles | OpenRent |

**Average rent: £1,138/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.59% (weak for cashflow)
- **Max investor price (0.8%):** £121,875
- **Target investor price (1%):** £97,500

*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 £975/mo).*

- **Gross yield:** 7.1%
- **Cost-to-rent:** 14.1×
- **Monthly cashflow:** £203/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5.1%

*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:** £2,845/m²

## Capital growth trend

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

- **5y growth:** 39.7%
- **10y growth:** 45.3%

## House Price Index (HM Land Registry)

*Official index for Wiltshire; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -3.4%
- **5y growth (index):** 3%
- **10y growth (index):** 15%

## 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)