# 2 bedroom retirement property for sale (DT1 1WY)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 12, CASTERBRIDGE COURT, 32, LONDON ROAD, DORCHESTER, DORSET DT1 1WY |
| Price | £345,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | D |
| Last sold | £385,000 Apr 2022 |

## Description

A contemporary and high specification, ground floor apartment with garden access and 2 double bedrooms, located in Dorchester town with off street parking.

**The Property** - Casterbridge Court is a luxury retirement living development of just 44 apartments for the over 60's within close proximity of the County town centre of Dorchester. This ground floor, 2 double bedroom apartment benefits from an on-site House Manager during office hours and a 24/7 call system for emergencies, meaning peace of mind with for your safety, security and accessibility.

Built with a high end specification in mind this beautifully designed exclusive ground level apartment with direct garden access, is fitted with ample storage cupboards, raised sockets and appliances of ease of use. 

The apartment benefits from being located to the rear of the building and takes full advantage of its sunny aspect. The sitting room has a large glazed door giving direct access to the patio and the communal gardens beyond. The kitchen has been fitted to a high standard including built in fridge and freezer, dishwasher, washer / dryer, microwave and electric oven and hob. The 2 bedrooms are both spacious double bedrooms and the master bedroom has a built in walk in wardrobe with quality shelving and rails. The spacious stylish ensuite has an extra large level walk in shower cubicle with full tiling and a fitted cupboard with shelving. The main bathroom is also spacious and has a bath as well as shower cubicle.  The apartment entrance all is fitted with a large walk in utility cupboard with space and plumbing for a washer / dryer as well as the Vent-Axia boiler, pressurised hot water cylinder and there is further space for storage.

Outside there are well kept communal gardens with patio areas for out door dining and socialising and there is the advantage of a designated off road parking space located right opposite the main entrance.

**Situation** - Located a short distance away from amenities, Casterbridge Court is located close to a good range of shops, supermarkets, medical centre, restaurants and leisure facilities to include the ever growing Brewery Square Development. The Dorset County Hospital is also nearby. Dorchester also benefits from a highly regarded bus service and two train stations, with Dorchester South being a mainline station straight to London Waterloo.

There are numerous sports clubs around the town including cricket, rugby, football, tennis and golf. There are many footpaths and bridleways across the beautiful surrounding countryside. The Jurassic Coastline is a few miles to the south with some sandy beaches, outstanding walks and the opportunity to enjoy a number of water sports activities.

**Services** - Mains gas, electrics, water and drainage.

Broadband - Ultrafast speed available

Mobile - It is reported that there is limited indoor coverage and likely outdoor coverage ( 

**Local Authority** - Dorset Council  

Council Tax Band: D

EPC: B

**Lease Information** - 999 year lease commencing January 2021. 998 years remaining. Service charges £3,600 per annum, payable monthly in amounts of £300. No ground rent payable.

## Property Photos

- ![986905 (9).jpg](/listings/photos/137479127/523040) - 986905 (9).jpg
- ![986905 (1).jpg](/listings/photos/137479127/523041) - 986905 (1).jpg
- ![986905 (2).jpg](/listings/photos/137479127/523042) - 986905 (2).jpg
- ![986905 (3).jpg](/listings/photos/137479127/523043) - 986905 (3).jpg
- ![986905 (5).jpg](/listings/photos/137479127/523044) - 986905 (5).jpg
- ![986905 (6).jpg](/listings/photos/137479127/523045) - 986905 (6).jpg
- ![986905 (10).jpg](/listings/photos/137479127/523046) - 986905 (10).jpg
- ![986905 (8).jpg](/listings/photos/137479127/523047) - 986905 (8).jpg
- ![986905 (7).jpg](/listings/photos/137479127/523048) - 986905 (7).jpg
- ![986905 (4).jpg](/listings/photos/137479127/523049) - 986905 (4).jpg
- ![986905 (11).jpg](/listings/photos/137479127/523050) - 986905 (11).jpg

## Floorplans

- ![986905.jpg](/listings/photos/137479127/523051) - 986905.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/137479127/523052) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| CASTERBRIDGE COURT, 32 FLAT 12 LONDON ROAD, DORCHESTER, DORSET, DT1 1WY | £385,000 | 01/04/2022 | 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 |
|---------|-------|------|------|
| CASTERBRIDGE COURT, 32 FLAT 32 LONDON ROAD, DORCHESTER, DORSET, DT1 1WY | £153,156 | 23/01/2023 | Other |
| CASTERBRIDGE COURT, 32 FLAT 6 LONDON ROAD, DORCHESTER, DORSET, DT1 1WY | £165,483 | 03/10/2022 | Other |
| UNIT 11 CASTERBRIDGE INDUSTRIAL ESTATE, DORCHESTER, DORSET, DT1 1PL | £27,000 | 10/06/2022 | Other |
| 49 HIGH EAST STREET, DORCHESTER, DORSET, DT1 1HU | £500,000 | 11/04/2022 | Other |
| 6 HIGH EAST STREET, DORCHESTER, DORSET, DT1 1HS | £510,000 | 21/10/2021 | Other |
| 6 UNIT CASTERBRIDGE INDUSTRIAL ESTATE, DORCHESTER, DORSET, DT1 1PL | £15,000 | 16/07/2021 | Other |
| CASTERBRIDGE INDUSTRIAL ESTATE UNIT 4A LONDON ROAD, DORCHESTER, DORSET, DT1 1NF | £7,500 | 15/07/2021 | Other |

**Area average:** £196,877 (7 sales)

## Price vs local average

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

- **Local average:** £839,707 (4 Other, DT1, 2024–2026)
- **Deviation:** -58.9%

## Rental Range

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

- **Low:** £935/mo
- **Realistic:** £1,039/mo
- **Optimistic:** £1,143/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £698/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, High Street, DT1 | £1,100/mo | 2 | 0.09 miles | OpenRent |
| 2 Bed Flat, High St Fordington, DT1 | £1,100/mo | 2 | 0.09 miles | OpenRent |
| 2 Bed Flat, Linden Court, DT1 | £1,100/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Flat, High West Street, DT1 | £1,200/mo | 2 | 0.46 miles | OpenRent |
| 2 Bed Flat, High West St, DT1 | £1,195/mo | 2 | 0.48 miles | OpenRent |
| 2 Bed Terraced House, Culliford Road South, DT1 | £1,350/mo | 2 | 0.52 miles | OpenRent |
| 2 Bed Flat, The Keg Store, DT1 | £1,250/mo | 2 | 0.53 miles | OpenRent |

**Average rent: £1,185/mo (7 listings)**

## 1% Rule

- **Rent ratio:** 0.35% (weak for cashflow)
- **Max investor price (0.8%):** £149,375
- **Target investor price (1%):** £119,500

*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 £1,195/mo).*

- **Gross yield:** 4.2%
- **Cost-to-rent:** 24.1×
- **Monthly cashflow:** £-308/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.7%

*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).*

## Capital growth trend

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

- **5y growth:** 248.8%
- **10y growth:** 25.9%

## House Price Index (HM Land Registry)

*Official index for Dorset; All dwelling types series; as of March 2026.*

- **1y growth (index):** -1.1%
- **5y growth (index):** 11.4%
- **10y growth (index):** 30.8%

## 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)