# 2 bedroom semi-detached house for sale (CO5 0FR) ## Property Details | Key | Value | |-----|-------| | Address | 58 HONEY LANE, COLCHESTER, TIPTREE, ESSEX CO5 0FR | | Price | £300,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | C | | Last sold | £300,000 May 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** A - **Expiry date:** 17/11/2031 - **Current heating cost:** £238/year - **Est. upgrade cost to C:** £9,500 ### Recommendations - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9880-3911-7309-1209-5200) ## Description Situated on Honey Lane within the highly regarded Nine Acres development, this beautifully presented 2020 newer build home was constructed by the well-known and reputable developer Crest Nicholson, recognised for creating high-quality modern homes designed for contemporary living. The development itself has become a popular choice in Tiptree, offering an attractive residential setting conveniently positioned close to the village centre while still enjoying a pleasant, community-focused environment. The property is modern throughout and has been exceptionally well maintained by the current vendor. Upon entering, you are welcomed by a neat entrance hallway which leads into a bright and airy lounge/diner, a fantastic open and sociable space ideal for both everyday living and entertaining. This flows openly into the modern fitted kitchen, which offers a stylish range of wall and base units with contemporary work surfaces over, a sink and drainer, integrated fridge/freezer, fitted cooker and hob, all finished to a high standard. The ground floor also benefits from a downstairs WC, adding to the practicality of the layout. Upstairs continues the modern theme, with two generous double bedrooms, both benefiting from fitted wardrobes. Bedroom one has been further enhanced by the vendor with a bespoke fitted wardrobe, offering excellent storage, along with stylish modern wall panelling that adds a real touch of character and quality. The family bathroom is sleek and contemporary, featuring a panelled bath with shower over, low-level WC and wash hand basin, making it both functional and attractive. Externally, the property enjoys a good-sized yet low-maintenance rear garden, with a patio area perfect for outdoor seating and entertaining, while the remainder is laid to lawn. To the front or nearby, the home also benefits from two allocated parking spaces, providing convenient off-road parking for two vehicles. Located in the ever-popular village of Tiptree, the property is ideally positioned to take advantage of a wide range of local amenities. Tiptree is well known for its strong sense of community, excellent schooling options, and its mix of independent shops, cafes, restaurants and supermarkets. The village is famously home to Wilkin & Sons Tiptree, makers of the world-renowned Tiptree jams, along with a visitor centre and tea rooms that are a real local attraction. There are also sports facilities, leisure centres and beautiful nearby countryside including Tiptree Heath Nature Reserve, offering excellent walking and outdoor pursuits. Tiptree provides convenient transport links, with easy access to the A12 and nearby mainline rail stations at Kelvedon and Witham, offering direct routes into London, making this an ideal location for commuters as well as those seeking village life. Overall, this is a fantastic opportunity to purchase a stylish, modern home in one of Essex’s most desirable village locations. EPC Rating: B ## Property Photos - ![Photo](/listings/photos/170298992/2054591) - ![Photo](/listings/photos/170298992/2054592) - ![Photo](/listings/photos/170298992/2054593) - ![Photo](/listings/photos/170298992/2054594) - ![Photo](/listings/photos/170298992/2054595) - ![Photo](/listings/photos/170298992/2054596) - ![Photo](/listings/photos/170298992/2054597) - ![Photo](/listings/photos/170298992/2054598) - ![Photo](/listings/photos/170298992/2054599) - ![Photo](/listings/photos/170298992/2054600) - ![Photo](/listings/photos/170298992/2054601) - ![Photo](/listings/photos/170298992/2054602) - ![Photo](/listings/photos/170298992/2054603) - ![Photo](/listings/photos/170298992/2054604) - ![Photo](/listings/photos/170298992/2054605) ## Floorplans - ![All](/listings/photos/170298992/2054606) - All ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 58 HONEY LANE, TIPTREE, COLCHESTER, ESSEX, CO5 0FR | £300,000 | 08/05/2026 | Semi-detached | | 58 HONEY LANE, TIPTREE, COLCHESTER, ESSEX, CO5 0FR | £273,000 | 22/12/2020 | 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 | |---------|-------|------|------| | 97 CHAPEL ROAD, TIPTREE, COLCHESTER, ESSEX, CO5 0RD | £264,000 | 14/03/2025 | Semi-detached | | 19 BIRCHWOOD CLOSE, TIPTREE, COLCHESTER, ESSEX, CO5 0JS | £375,000 | 11/12/2023 | Semi-detached | | 6 BIRCHWOOD CLOSE, TIPTREE, COLCHESTER, ESSEX, CO5 0JS | £327,000 | 30/11/2023 | Semi-detached | | 99 CHURCH ROAD, TIPTREE, COLCHESTER, ESSEX, CO5 0AB | £285,000 | 10/11/2023 | Semi-detached | | [Same street] 34 HONEY LANE, TIPTREE, COLCHESTER, ESSEX, CO5 0FR | £405,000 | 20/10/2023 | Detached | | [Same street] 71 HONEY LANE, TIPTREE, COLCHESTER, ESSEX, CO5 0FR | £520,000 | 20/09/2023 | Detached | | 78 CHAPEL ROAD, TIPTREE, COLCHESTER, ESSEX, CO5 0HP | £430,000 | 13/09/2023 | Semi-detached | | 22 BERRYFIELD CLOSE, TIPTREE, COLCHESTER, ESSEX, CO5 0FQ | £325,000 | 25/04/2023 | Semi-detached | | 17 BIRCHWOOD CLOSE, TIPTREE, COLCHESTER, ESSEX, CO5 0JS | £330,000 | 03/04/2023 | Semi-detached | | [Same street] 56 HONEY LANE, TIPTREE, COLCHESTER, ESSEX, CO5 0FR | £275,000 | 22/12/2022 | Semi-detached | | 12A CHAPEL ROAD, TIPTREE, COLCHESTER, ESSEX, CO5 0RA | £300,000 | 16/12/2022 | Semi-detached | | 12A CHAPEL ROAD, TIPTREE, COLCHESTER, ESSEX, CO5 0RA | £280,000 | 15/12/2022 | Semi-detached | | 17 BERRYFIELD CLOSE, TIPTREE, COLCHESTER, ESSEX, CO5 0FQ | £430,000 | 09/12/2022 | Semi-detached | | 41 NEW ROAD, TIPTREE, COLCHESTER, ESSEX, CO5 0HN | £375,000 | 26/10/2022 | Semi-detached | | 37 NEW ROAD, TIPTREE, COLCHESTER, ESSEX, CO5 0HN | £325,000 | 26/10/2022 | Semi-detached | | [Same street] 84 HONEY LANE, TIPTREE, COLCHESTER, ESSEX, CO5 0FR | £595,000 | 14/10/2022 | Detached | | [Same street] 44 HONEY LANE, TIPTREE, COLCHESTER, ESSEX, CO5 0FR | £440,000 | 26/08/2022 | Detached | | [Same street] 80 HONEY LANE, TIPTREE, COLCHESTER, ESSEX, CO5 0FR | £525,000 | 25/08/2022 | Detached | | [Same street] 82 HONEY LANE, TIPTREE, COLCHESTER, ESSEX, CO5 0FR | £595,000 | 25/08/2022 | Detached | | 61 NEW ROAD, TIPTREE, COLCHESTER, ESSEX, CO5 0HW | £345,000 | 29/07/2022 | Semi-detached | | [Same street] 78 HONEY LANE, TIPTREE, COLCHESTER, ESSEX, CO5 0FR | £487,500 | 15/07/2022 | Detached | | [Same street] 76 HONEY LANE, TIPTREE, COLCHESTER, ESSEX, CO5 0FR | £485,000 | 15/07/2022 | Detached | | [Same street] 74 HONEY LANE, TIPTREE, COLCHESTER, ESSEX, CO5 0FR | £500,000 | 16/06/2022 | Detached | | [Same street] 72 HONEY LANE, TIPTREE, COLCHESTER, ESSEX, CO5 0FR | £480,000 | 29/04/2022 | Detached | | [Same street] 70 HONEY LANE, TIPTREE, COLCHESTER, ESSEX, CO5 0FR | £475,000 | 29/04/2022 | Detached | | [Same street] 83 HONEY LANE, TIPTREE, COLCHESTER, ESSEX, CO5 0FR | £455,000 | 28/04/2022 | Detached | | [Same street] 85 HONEY LANE, TIPTREE, COLCHESTER, ESSEX, CO5 0FR | £520,000 | 28/04/2022 | Detached | | [Same street] 68 HONEY LANE, TIPTREE, COLCHESTER, ESSEX, CO5 0FR | £375,000 | 25/04/2022 | Semi-detached | | 79 HONEY LANE, TIPTREE, COLCHESTER, ESSEX, CO5 0FR | £350,000 | 25/03/2022 | Semi-detached | | 81 HONEY LANE, TIPTREE, COLCHESTER, ESSEX, CO5 0FR | £355,000 | 25/03/2022 | Semi-detached | | 77 HONEY LANE, TIPTREE, COLCHESTER, ESSEX, CO5 0FR | £350,000 | 18/03/2022 | Semi-detached | | 2 BIRCHWOOD CLOSE, TIPTREE, COLCHESTER, ESSEX, CO5 0JS | £300,000 | 18/03/2022 | Semi-detached | | 75 HONEY LANE, TIPTREE, COLCHESTER, ESSEX, CO5 0FR | £350,000 | 25/02/2022 | Semi-detached | | 66 HONEY LANE, TIPTREE, COLCHESTER, ESSEX, CO5 0FR | £377,500 | 25/02/2022 | Semi-detached | | 103D CHURCH ROAD, TIPTREE, COLCHESTER, ESSEX, CO5 0AB | £705,000 | 18/02/2022 | Semi-detached | **Street average:** £475,500 (15 sales) **Area average:** £358,925 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £346,499 (40 Semi-detached, CO5, 2024–2026) - **Deviation:** -13.4% ## Rental Range *ONS Price Index of Private Rents (Colchester). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,076/mo - **Realistic:** £1,196/mo - **Optimistic:** £1,316/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Colchester (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £793/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 Semi-Detached House, Meadowsweet Way, CO5 | £750/mo | 2 | 1.22 miles | OpenRent | **Average rent: £750/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.25% (weak for cashflow) - **Max investor price (0.8%):** £93,750 - **Target investor price (1%):** £75,000 *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 £750/mo).* - **Gross yield:** 3% - **Cost-to-rent:** 33.3× - **Monthly cashflow:** £-531/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -7.3% *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:** £3,614/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 6.9% - **10y growth:** 4.5% ## House Price Index (HM Land Registry) *Official index for Colchester; Semi-detached series; as of June 2026.* - **1y growth (index):** 0.8% - **5y growth (index):** 15.2% - **10y growth (index):** 32.6% ## 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)