Sold STC Detached

RED HOUSE COTTAGE

BOTLEY ROAD, SOUTHAMPTON, SHEDFIELD, HAMPSHIRE SO32 2HN

3 beds 2 baths 1,356 sq ft Listed 15 Aug 2020 (-2109d)

£625,000

Offers in Excess of

Reduced on 21 Sep 2020

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# 3 bedroom detached house for sale (SO32 2HN)

## Property Details

| Key | Value |
|-----|-------|
| Address | RED HOUSE COTTAGE, BOTLEY ROAD, SOUTHAMPTON, SHEDFIELD, HAMPSHIRE SO32 2HN |
| Price | £625,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Construction age | England and Wales: before 1900 |
| Floor area | 126 m² |
| Last sold | £620,000 Jun 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** B
- **Current heating cost:** £1,870/year
- **Est. upgrade cost to C:** £36,850

### Recommendations
- Q (£4,000 - £14,000)
- W (£800 - £1,200)
- D (£80 - £120)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- O (£3,300 - £6,500)
- U (£9,000 - £14,000)
- V (£1,500 - £4,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0825-2828-7745-9004-5495)

## Description

**** **** A wonderful example of a Victorian family home that has managed to retain much of its charm and character, both internally and externally. The property has also been thoughtfully enhanced and tastefully updated by the current owners and has a lovely light and airy feel throughout. Accommodation on the ground floor briefly comprises an entrance hall, downstairs cloak/boot room, lounge which has an open fireplace with wood burning stove, lovely light an airy 19ft sitting room with beautiful original fireplace and veined marble surround, with the heart of the house then being the stunning 19ft kitchen/dining/family room which has a large light lantern and enjoys views in part over the rear garden. On the first floor there are three double bedrooms, a family bathroom and a separate shower room. Additional benefits include a large loft space, walled driveway providing off road parking for several vehicles, brick potting shed and a good-sized mature rear garden. To fully appreciate both the property's location and the accommodation on offer, an early viewing truly is a must.

**LOCATION** **** Shedfield is ideally situated between the pretty market towns of Bishops Waltham and Wickham, both of which offer a broad range of shops and general amenities. The neighbouring village of Botley is also only minutes away, which has a mainline railway station and both the Cathedral City of Winchester and Southampton Airport are also just under half an hour away, along with all main motorway access routes also being within easy reach.

**INSIDE** **** The property is approached via the driveway leading to a pitched entrance porch from which a wooden front door opens directly through to a well-proportioned hallway. The hallway itself has original quarry tiled flooring that continues through into the cloak/boot room which has a window to the front, wash hand basin, WC, heated towel rail and hanging space for cloaks. The lounge has a bay window overlooking the front of the property with an additional sash window to the side making this a lovely bright room, with the focal point of the room then being the open fireplace with inset wood burning stove and oak mantel above. The sitting room, again a lovely bright room, has sash windows to the side, a stunning cast-iron fireplace with patterned tiling and veined marble surround, stripped floorboards, TV and various power points. A door at one end of the sitting room leads through to the heart of the house - the truly stunning kitchen/dining/family room. The kitchen itself has sash windows to the side and is fitted with a bespoke matching range of wall and base units with cupboards and drawers under. There are granite worktops, a Butler sink unit, BOSCH integral dishwasher and further appliance space. There is also a chimney breast to one side of the room with space for a Range style cooker and the kitchen is centred around a large central island. The room also has Travertine tiled flooring that continues through to the dining area, which has a large light lantern and opens out into an additional part of the room that has full height windows enjoying views over the rear garden and a set of French doors, that lead directly out onto the rear patio area.

On the first floor landing there is a large loft space which has a wooden pull down ladder, lighting and is part-boarded, whilst at one end of the landing there is also a double width airing cupboard. A door from the landing then leads through to the master bedroom which is a beautifully bright dual aspect room that enjoys views over the garden, has an original cast-iron fireplace with veined marble to one wall, stripped floorboards and TV point. The shower room has a suite comprising a fitted shower cubicle, wash hand basin with cupboards below and WC. The room also has stripped floorboards and complementary tiling. Bedroom two has a sash window to the front, is a good-sized double room and has an original cast-iron fireplace to one wall, along with stripped floorboards. Bedroom three has a window overlooking the garden, again is a double room and also has a cast-iron fireplace whilst the family bathroom has been beautifully appointed with a modern suite comprising a HANSGROHE panel enclosed bath with shower over, SOTTINI wash hand basin with cupboards below and then WC. The room also has stripped floorboards and again complementary tiling.

**OUTSIDE** **** To the front of the property there is a good-sized shingled driveway providing off road parking for numerous vehicles, accessed via a five-bar gate. The driveway has a wood store to the side and a gate that then leads through to a pretty side garden which is partly laid to lawn, yet well stocked with a wide variety of flowers and shrubs. An opening to one side then leads through to a good-sized patio area with a brick-built potting shed to the side. The main part of the garden is laid to lawn and well stocked with a wide variety of mature flowers and shrubs, there is also a greenhouse and the garden itself is fully enclosed.

**SITTING** **ROOM** **19' 0" x 12' 1" (5.79m x 3.68m)**

**LOUNGE** **12' 0" x 11' 1" (3.66m x 3.38m)**

**KITCHEN/DINING/FAMILY** **ROOM** **21' 1 (max)" x 19' 2" (6.43m x 5.84m)**

**MASTER** **BEDROOM** **15' 4" x 12' 4" (4.67m x 3.76m)**

**BEDROOM** **TWO** **12' 0" x 11' 3" (3.66m x 3.43m)**

**BEDROOM** **THREE** **12' 4" x 9' 6" (3.76m x 2.9m)**

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/83567500/522877) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/83567500/522881) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| RED HOUSE COTTAGE BOTLEY ROAD, SHEDFIELD, SOUTHAMPTON, WINCHESTER, HAMPSHIRE, SO32 2HN | £620,000 | 30/06/2021 | Detached |
| RED HOUSE COTTAGE BOTLEY ROAD, SHEDFIELD, SOUTHAMPTON, WINCHESTER, HAMPSHIRE, SO32 2HN | £545,000 | 06/02/2015 | Detached |
| RED HOUSE COTTAGE BOTLEY ROAD, SHEDFIELD, SOUTHAMPTON, WINCHESTER, HAMPSHIRE, SO32 2HN | £490,000 | 29/06/2007 | Detached |
| RED HOUSE COTTAGE BOTLEY ROAD, SHEDFIELD, SOUTHAMPTON, WINCHESTER, HAMPSHIRE, SO32 2HN | £193,000 | 20/08/1999 | 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] A A EDWARDS & SON BOTLEY ROAD, SHEDFIELD, SOUTHAMPTON, WINCHESTER, HAMPSHIRE, SO32 2HN | £750,000 | 26/02/2025 | Other |
| [Same street] SOUTHSIDE COTTAGE BOTLEY ROAD, SHEDFIELD, SOUTHAMPTON, SO32 2HN | £420,000 | 26/05/2023 | Detached |
| FORGE COTTAGE CHURCH ROAD, SHEDFIELD, SOUTHAMPTON, WINCHESTER, HAMPSHIRE, SO32 2HW | £385,000 | 08/12/2021 | Detached |
| MEMORIAL COTTAGE BOTLEY ROAD, SHEDFIELD, SOUTHAMPTON, WINCHESTER, HAMPSHIRE, SO32 2JG | £885,000 | 24/06/2021 | Detached |

**Street average:** £585,000 (2 sales)
**Area average:** £635,000 (2 sales)

## Price vs local average

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

- **Local average:** £607,062 (50 Detached, SO32, 2024–2026)
- **Deviation:** +3%

## Rental Range

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

- **Low:** £1,351/mo
- **Realistic:** £1,501/mo
- **Optimistic:** £1,651/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,271/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 Detached House, New Bungalow, SO32 | £3,000/mo | 3 | 1.04 miles | OpenRent |

**Average rent: £3,000/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.48% (weak for cashflow)
- **Max investor price (0.8%):** £375,000
- **Target investor price (1%):** £300,000

*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 £3,000/mo).*

- **Gross yield:** 5.8%
- **Cost-to-rent:** 17.4×
- **Monthly cashflow:** £214/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.4%

*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:** £4,960/m²

## Capital growth trend

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

- **5y growth:** 0.5%
- **10y growth:** 13.4%

## House Price Index (HM Land Registry)

*Official index for Winchester; Detached series; as of February 2026.*

- **1y growth (index):** -1.6%
- **5y growth (index):** 7.9%
- **10y growth (index):** 15.9%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

126 m²

EPC rating

Year built

England and Wales: before 1900

Last sold

£620,000 Jun 2021

Price per m²

£4,960/m²

Local average

£607,062 (+3%)

Deprivation

Decile 6 (18,823 of 33,755)

Street crime

6 incidents within 1 mile (Mar 2026)

Key features

Beautiful Detached Family Home
Three Double Bedrooms
19ft Sitting Room
Lounge
21ft Kitchen/Dining/Family Room
Bathroom & Separate Shower Room
Charm & Character
Off Road Parking for Several Cars
Good-Sized Mature Rear Garden
EPC Grade E

Additional details

Parking: Off street
Garden: Yes

Description

** A wonderful example of a Victorian family home that has managed to retain much of its charm and character, both internally and externally. The property has also been thoughtfully enhanced and tastefully updated by the current owners and has a lovely light and airy feel throughout. Accommodation on the ground floor briefly comprises an entrance hall, downstairs cloak/boot room, lounge which has an open fireplace with wood burning stove, lovely light an airy 19ft sitting room with beautiful original fireplace and veined marble surround, with the heart of the house then being the stunning 19ft kitchen/dining/family room which has a large light lantern and enjoys views in part over the rear garden. On the first floor there are three double bedrooms, a family bathroom and a separate shower room. Additional benefits include a large loft space, walled driveway providing off road parking for several vehicles, brick potting shed and a good-sized mature rear garden. To fully appreciate both the property's location and the accommodation on offer, an early viewing truly is a must.

LOCATION Shedfield is ideally situated between the pretty market towns of Bishops Waltham and Wickham, both of which offer a broad range of shops and general amenities. The neighbouring village of Botley is also only minutes away, which has a mainline railway station and both the Cathedral City of Winchester and Southampton Airport are also just under half an hour away, along with all main motorway access routes also being within easy reach.

INSIDE The property is approached via the driveway leading to a pitched entrance porch from which a wooden front door opens directly through to a well-proportioned hallway. The hallway itself has original quarry tiled flooring that continues through into the cloak/boot room which has a window to the front, wash hand basin, WC, heated towel rail and hanging space for cloaks. The lounge has a bay window overlooking the front of the property with an additional sash window to the side making this a lovely bright room, with the focal point of the room then being the open fireplace with inset wood burning stove and oak mantel above. The sitting room, again a lovely bright room, has sash windows to the side, a stunning cast-iron fireplace with patterned tiling and veined marble surround, stripped floorboards, TV and various power points. A door at one end of the sitting room leads through to the heart of the house - the truly stunning kitchen/dining/family room. The kitchen itself has sash windows to the side and is fitted with a bespoke matching range of wall and base units with cupboards and drawers under. There are granite worktops, a Butler sink unit, BOSCH integral dishwasher and further appliance space. There is also a chimney breast to one side of the room with space for a Range style cooker and the kitchen is centred around a large central island. The room also has Travertine tiled flooring that continues through to the dining area, which has a large light lantern and opens out into an additional part of the room that has full height windows enjoying views over the rear garden and a set of French doors, that lead directly out onto the rear patio area.

On the first floor landing there is a large loft space which has a wooden pull down ladder, lighting and is part-boarded, whilst at one end of the landing there is also a double width airing cupboard. A door from the landing then leads through to the master bedroom which is a beautifully bright dual aspect room that enjoys views over the garden, has an original cast-iron fireplace with veined marble to one wall, stripped floorboards and TV point. The shower room has a suite comprising a fitted shower cubicle, wash hand basin with cupboards below and WC. The room also has stripped floorboards and complementary tiling. Bedroom two has a sash window to the front, is a good-sized double room and has an original cast-iron fireplace to one wall, along with stripped floorboards. Bedroom three has a window overlooking the garden, again is a double room and also has a cast-iron fireplace whilst the family bathroom has been beautifully appointed with a modern suite comprising a HANSGROHE panel enclosed bath with shower over, SOTTINI wash hand basin with cupboards below and then WC. The room also has stripped floorboards and again complementary tiling.

OUTSIDE To the front of the property there is a good-sized shingled driveway providing off road parking for numerous vehicles, accessed via a five-bar gate. The driveway has a wood store to the side and a gate that then leads through to a pretty side garden which is partly laid to lawn, yet well stocked with a wide variety of flowers and shrubs. An opening to one side then leads through to a good-sized patio area with a brick-built potting shed to the side. The main part of the garden is laid to lawn and well stocked with a wide variety of mature flowers and shrubs, there is also a greenhouse and the garden itself is fully enclosed.

SITTING ROOM 19' 0" x 12' 1" (5.79m x 3.68m)

LOUNGE 12' 0" x 11' 1" (3.66m x 3.38m)

KITCHEN/DINING/FAMILY ROOM 21' 1 (max)" x 19' 2" (6.43m x 5.84m)

MASTER BEDROOM 15' 4" x 12' 4" (4.67m x 3.76m)

BEDROOM TWO 12' 0" x 11' 3" (3.66m x 3.43m)

BEDROOM THREE 12' 4" x 9' 6" (3.76m x 2.9m)**

Listed by

Bishops Waltham

White & Guard (Fair Oak) Limited

Reference: 83567500

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: B

Inspection date: 08/04/2014

Current heating cost: £1,870/year

Potential heating cost: £783/year

Est. upgrade cost to C: £36,850

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (£800 - £1,200)
Draughtproof single-glazed windows (£80 - £120)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)
Solar photovoltaic panels, 2.5 kWp (£9,000 - £14,000)
Wind turbine (£1,500 - £4,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

221% since 1999

Event	Date	Price	% change
Sold	30/06/2021 (4 years ago)	£620,000	+13.8%
Sold	06/02/2015 (11 years ago)	£545,000	+11.2%
Sold	29/06/2007 (18 years ago)	£490,000	+153.9%
Sold	20/08/1999 (26 years ago)	£193,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
Same street A A EDWARDS & SON BOTLEY ROAD, SHEDFIELD, SOUTHAMPTON, WINCHESTER, HAMPSHIRE, SO32 2HN	£750,000	26/02/2025	Other
Same street SOUTHSIDE COTTAGE BOTLEY ROAD, SHEDFIELD, SOUTHAMPTON, SO32 2HN	£420,000	26/05/2023	Detached
FORGE COTTAGE CHURCH ROAD, SHEDFIELD, SOUTHAMPTON, WINCHESTER, HAMPSHIRE, SO32 2HW	£385,000	08/12/2021	Detached
MEMORIAL COTTAGE BOTLEY ROAD, SHEDFIELD, SOUTHAMPTON, WINCHESTER, HAMPSHIRE, SO32 2JG	£885,000	24/06/2021	Detached

Street average: £585,000 (2 sales)

Area average: £635,000 (2 sales)

Capital growth trend

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

5y growth 0.5%

10y growth 13.4%

House Price Index (HM Land Registry — official index, not sold-price averages): Winchester. Series: Detached. As of February 2026.

1y (index) -1.6%

5y (index) 7.9%

10y (index) 15.9%

Rental Range

Estimated market rent for Winchester. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,351/mo

Realistic £1,501/mo

Optimistic £1,651/mo

Based on Local Authority from postcode lookup → Winchester.

LHA (30th percentile) floor for Winchester: £1,271/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SO32 2HN

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	St Annes Lane	0.0 miles
Shop	Silverlake Garage (Motor Salvage) Ltd	1.0 miles
Shop	Waltham Chase Post Office	1.2 miles
Train station	Botley	2.1 miles
Train station	Swanwick	3.7 miles
Hospital	Royal South Hants Urgent Treatment Centre	8.1 miles
University	Waterfront Campus	8.2 miles
Hospital	Forton Medical Centre	8.5 miles
University	Boldrewood Innovation Campus	8.6 miles

Street-level crime

Category	Count
Anti-social behaviour	2
Violence and sexual offences	2
Burglary	1
Public order	1
Total incidents	6

Within 1 mile during Mar 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
St John the Baptist Church of England Primary School	Primary	1.1 miles	Good — 15 May 2023
Wickham Church of England Primary School	Primary	1.3 miles	Good — 9 Jan 2013
Curdridge Primary School	Primary	1.8 miles	Good — 24 Jul 2017
Swanmore College	Secondary	1.9 miles	Good — 28 Mar 2014
Swanmore Church of England Aided Primary School	Primary	2.4 miles	Good — 7 Jun 2013

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 Detached House, New Bungalow, SO32	£3,000/mo	3	1.04 miles	OpenRent

Average rent: £3,000/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.48%

Max investor price (0.8%) £375,000

Target investor price (1%) £300,000

Gross yield 5.8%

Cost-to-rent ratio 17.4×

Monthly cashflow £214/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 1.4%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).

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