Sold STC Flat

44 BELGARUM PLACE

WINCHESTER, HAMPSHIRE SO23 8SL

1 beds 1 baths 45 m² Listed 17 Feb 2025 (-519d)

£178,000

Guide Price

Reduced on 15 Oct 2025

Save

# 1 bedroom flat for sale (SO23 8SL)

## Property Details

| Key | Value |
|-----|-------|
| Address | 44 BELGARUM PLACE, WINCHESTER, HAMPSHIRE SO23 8SL |
| Price | £178,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £175,000 Feb 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 23/11/2032
- **Current heating cost:** £51/year
- **Est. upgrade cost to C:** £1,035

### Recommendations
- E (£35)
- L2 (£800 - £1,200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9330-2074-6290-2222-2245)

## Description

Modern, city centre apartment offered with no forward chain, perfectly position in the heart of Winchester.

With breathtaking views across the historic skyline, this home has a great blend of comfort and convenience. The accommodation comprises a good size sitting room, with views and open to the kitchen. The kitchen itself has a range of base and eye level units with a selection of integral appliances.

The double bedroom is a good size and also enjoys the city views. The modern bathroom completes the accommodation. Situated just moments from Winchester’s vibrant cafés, restaurants, and boutique shops, as well as excellent transport links, this apartment is ideal for professionals, first-time buyers, or investors seeking a prime location.

TENURE

Leasehold

Unexpired Years: 132

Annual Ground Rent: £250

Ground Rent Increase: TBC

Ground Rent Review Period: TBC

Annual Service: £2300

These details are to be confirmed by the vendor's solicitor and must be verified by a buyer's solicitor.

ADDITIONAL INFORMATION

Materials used in construction: Brick

For further information on broadband and mobile coverage, please refer to the Ofcom Checker online

Conveniently set within the city centre and a short walk to the railway station. There is a range of shops, fine restaurants and contemporary bars in Winchester as well as the famous Cathedral and beautiful Water Meadows. The surrounding countryside has a network of footpaths and bridleways for walking and riding. Communications are excellent with the railway station, A34, M3 and M27 within easy reach.

## Property Photos

- ![Picture No. 03](/listings/photos/158358980/1163532) - Picture No. 03
- ![Picture No. 07](/listings/photos/158358980/1163533) - Picture No. 07
- ![Picture No. 11](/listings/photos/158358980/1163534) - Picture No. 11
- ![Picture No. 05](/listings/photos/158358980/1163535) - Picture No. 05
- ![Picture No. 04](/listings/photos/158358980/1163536) - Picture No. 04
- ![Picture No. 06](/listings/photos/158358980/1163537) - Picture No. 06
- ![Picture No. 12](/listings/photos/158358980/1163538) - Picture No. 12
- ![Picture No. 08](/listings/photos/158358980/1163539) - Picture No. 08
- ![Picture No. 13](/listings/photos/158358980/1163540) - Picture No. 13
- ![Picture No. 14](/listings/photos/158358980/1163541) - Picture No. 14
- ![Picture No. 15](/listings/photos/158358980/1163542) - Picture No. 15

## Floorplans

- ![Picture No. 17](/listings/photos/158358980/1163543) - Picture No. 17

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/158358980/1163544) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 44 BELGARUM PLACE, WINCHESTER, HAMPSHIRE, SO23 8SL | £175,000 | 06/02/2026 | 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 |
|---------|-------|------|------|
| 56 BELGARUM PLACE, WINCHESTER, HAMPSHIRE, SO23 8SL | £200,000 | 18/12/2025 | Flat |
| TREASURY COURT 12 CROSS STREET, WINCHESTER, HAMPSHIRE, SO23 8EJ | £195,000 | 05/12/2025 | Flat |
| BILBERRY COURT FLAT 40 STAPLE GARDENS, WINCHESTER, HAMPSHIRE, SO23 8SP | £185,000 | 14/11/2025 | Flat |
| 19A ST PETER STREET, WINCHESTER, HAMPSHIRE, SO23 8BW | £600,000 | 03/03/2025 | Flat |
| 20 BELGARUM PLACE, WINCHESTER, HAMPSHIRE, SO23 8SL | £251,000 | 15/12/2023 | Flat |
| TOWER COURT, 67 FLAT 12 TOWER STREET, WINCHESTER, HAMPSHIRE, SO23 8TA | £105,000 | 04/12/2023 | Flat |
| 30 - 31 FIRST FLOOR FLAT JEWRY STREET, WINCHESTER, HAMPSHIRE, SO23 8RY | £1,000,000 | 09/05/2023 | Flat |
| TOWER COURT, 67 FLAT 11 TOWER STREET, WINCHESTER, HAMPSHIRE, SO23 8TA | £130,000 | 20/04/2023 | Flat |
| PARMENTER HOUSE FLAT 9 TOWER STREET, WINCHESTER, HAMPSHIRE, SO23 8TA | £296,000 | 16/12/2022 | Flat |
| BILBERRY COURT FLAT 36 STAPLE GARDENS, WINCHESTER, HAMPSHIRE, SO23 8SP | £255,000 | 15/11/2022 | Flat |
| 61 BELGARUM PLACE, WINCHESTER, HAMPSHIRE, SO23 8SL | £257,500 | 21/10/2022 | Flat |
| MINTERS COURT 2 CROSS STREET, WINCHESTER, HAMPSHIRE, SO23 8EL | £170,000 | 29/07/2022 | Flat |
| KINGSDALE COURT, 65 FLAT 5 TOWER STREET, WINCHESTER, HAMPSHIRE, SO23 8TA | £270,000 | 06/07/2022 | Flat |
| 19 FLAT 3 ST PETER STREET, WINCHESTER, HAMPSHIRE, SO23 8BW | £565,000 | 04/07/2022 | Flat |
| BILBERRY COURT FLAT 22 STAPLE GARDENS, WINCHESTER, HAMPSHIRE, SO23 8SP | £252,500 | 30/06/2022 | Flat |
| BILBERRY COURT FLAT 22 STAPLE GARDENS, WINCHESTER, HAMPSHIRE, SO23 8SP | £252,500 | 30/06/2022 | Flat |
| BILBERRY COURT FLAT 18 STAPLE GARDENS, WINCHESTER, HAMPSHIRE, SO23 8SP | £120,000 | 31/05/2022 | Flat |
| 18 FLAT 4 ST PETER STREET, WINCHESTER, HAMPSHIRE, SO23 8BW | £390,000 | 12/04/2022 | Flat |
| THE BALCOMBE, 102 APARTMENT 5 SUSSEX STREET, WINCHESTER, HAMPSHIRE, SO23 8TH | £190,000 | 10/03/2022 | Flat |
| KINGSDALE COURT, 65 FLAT 3 TOWER STREET, WINCHESTER, HAMPSHIRE, SO23 8TA | £274,400 | 08/02/2022 | Flat |
| [Same street] BELGARUM PLACE STAPLE GARDENS, WINCHESTER, HAMPSHIRE, SO23 8SL | £100,000 | 27/09/2021 | Other |

**Street average:** £100,000 (1 sale)
**Area average:** £297,945 (20 sales)

## Price vs local average

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

- **Local average:** £289,820 (25 Flat, SO23, 2024–2026)
- **Deviation:** -38.6%

## Rental Range

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

- **Low:** £1,355/mo
- **Realistic:** £1,505/mo
- **Optimistic:** £1,656/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £823/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, Cross Street, SO23 | £1,200/mo | 1 | 0.03 miles | OpenRent |
| 1 Bed Flat, Craddock House, SO23 | £900/mo | 1 | 0.95 miles | OpenRent |

**Average rent: £1,050/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.59% (weak for cashflow)
- **Max investor price (0.8%):** £131,250
- **Target investor price (1%):** £105,000

*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 £1,050/mo).*

- **Gross yield:** 7.1%
- **Cost-to-rent:** 14.1×
- **Monthly cashflow:** £219/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:** £3,956/m²

## Capital growth trend

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

- **5y growth:** -16.5%
- **10y growth:** -22.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -4.3%
- **5y growth (index):** -0.9%
- **10y growth (index):** 2.7%

## 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)

Picture No. 03 Picture No. 07 Picture No. 11 Picture No. 05 Picture No. 04 Picture No. 06 Picture No. 12 Picture No. 08 Picture No. 13 Picture No. 14 Picture No. 15

/ 11

Property details

Tenure

LEASEHOLD (131 years remaining on lease)

Floor area

45 m²

Council tax band

EPC rating

Last sold

£175,000 Feb 2026

Price per m²

£3,956/m²

Local average

£289,820 (-38.6%)

Deprivation

Decile 6 (19,513 of 33,755)

Street crime

310 incidents within 1 mile (May 2026)

Key features

No Forward Chain
Stunning Views
Well Presented
City Centre
One Bedroom
Kitchen
Double Bedroom

Additional details

Electricity: Mains supply
Broadband: FTTP (fibre to the premises)
Water: Mains supply
Sewerage: Mains supply
Heating: Electric
Parking: Allocated

Description

Modern, city centre apartment offered with no forward chain, perfectly position in the heart of Winchester.

With breathtaking views across the historic skyline, this home has a great blend of comfort and convenience. The accommodation comprises a good size sitting room, with views and open to the kitchen. The kitchen itself has a range of base and eye level units with a selection of integral appliances.

The double bedroom is a good size and also enjoys the city views. The modern bathroom completes the accommodation. Situated just moments from Winchester’s vibrant cafés, restaurants, and boutique shops, as well as excellent transport links, this apartment is ideal for professionals, first-time buyers, or investors seeking a prime location.

TENURE
Leasehold
Unexpired Years: 132
Annual Ground Rent: £250
Ground Rent Increase: TBC
Ground Rent Review Period: TBC
Annual Service: £2300
These details are to be confirmed by the vendor's solicitor and must be verified by a buyer's solicitor.

ADDITIONAL INFORMATION

Materials used in construction: Brick

For further information on broadband and mobile coverage, please refer to the Ofcom Checker online

Conveniently set within the city centre and a short walk to the railway station. There is a range of shops, fine restaurants and contemporary bars in Winchester as well as the famous Cathedral and beautiful Water Meadows. The surrounding countryside has a network of footpaths and bridleways for walking and riding. Communications are excellent with the railway station, A34, M3 and M27 within easy reach.

Listed by

Winchester

The Lomond Group

Reference: 158358980

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: B

Inspection date: 24/11/2022

Expiry date: 23/11/2032

Current heating cost: £51/year

Potential heating cost: £41/year

Est. upgrade cost to C: £1,035

Recommendations

Low energy lighting for all fixed outlets (£35)
High heat retention storage heaters (£800 - £1,200)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Picture No. 17

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Sold	06/02/2026 (5 months ago)	£175,000	—

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
56 BELGARUM PLACE, WINCHESTER, HAMPSHIRE, SO23 8SL	£200,000	18/12/2025	Flat
TREASURY COURT 12 CROSS STREET, WINCHESTER, HAMPSHIRE, SO23 8EJ	£195,000	05/12/2025	Flat
BILBERRY COURT FLAT 40 STAPLE GARDENS, WINCHESTER, HAMPSHIRE, SO23 8SP	£185,000	14/11/2025	Flat
19A ST PETER STREET, WINCHESTER, HAMPSHIRE, SO23 8BW	£600,000	03/03/2025	Flat
20 BELGARUM PLACE, WINCHESTER, HAMPSHIRE, SO23 8SL	£251,000	15/12/2023	Flat
TOWER COURT, 67 FLAT 12 TOWER STREET, WINCHESTER, HAMPSHIRE, SO23 8TA	£105,000	04/12/2023	Flat
30 - 31 FIRST FLOOR FLAT JEWRY STREET, WINCHESTER, HAMPSHIRE, SO23 8RY	£1,000,000	09/05/2023	Flat
TOWER COURT, 67 FLAT 11 TOWER STREET, WINCHESTER, HAMPSHIRE, SO23 8TA	£130,000	20/04/2023	Flat
PARMENTER HOUSE FLAT 9 TOWER STREET, WINCHESTER, HAMPSHIRE, SO23 8TA	£296,000	16/12/2022	Flat
BILBERRY COURT FLAT 36 STAPLE GARDENS, WINCHESTER, HAMPSHIRE, SO23 8SP	£255,000	15/11/2022	Flat
61 BELGARUM PLACE, WINCHESTER, HAMPSHIRE, SO23 8SL	£257,500	21/10/2022	Flat
MINTERS COURT 2 CROSS STREET, WINCHESTER, HAMPSHIRE, SO23 8EL	£170,000	29/07/2022	Flat
KINGSDALE COURT, 65 FLAT 5 TOWER STREET, WINCHESTER, HAMPSHIRE, SO23 8TA	£270,000	06/07/2022	Flat
19 FLAT 3 ST PETER STREET, WINCHESTER, HAMPSHIRE, SO23 8BW	£565,000	04/07/2022	Flat
BILBERRY COURT FLAT 22 STAPLE GARDENS, WINCHESTER, HAMPSHIRE, SO23 8SP	£252,500	30/06/2022	Flat
BILBERRY COURT FLAT 22 STAPLE GARDENS, WINCHESTER, HAMPSHIRE, SO23 8SP	£252,500	30/06/2022	Flat
BILBERRY COURT FLAT 18 STAPLE GARDENS, WINCHESTER, HAMPSHIRE, SO23 8SP	£120,000	31/05/2022	Flat
18 FLAT 4 ST PETER STREET, WINCHESTER, HAMPSHIRE, SO23 8BW	£390,000	12/04/2022	Flat
THE BALCOMBE, 102 APARTMENT 5 SUSSEX STREET, WINCHESTER, HAMPSHIRE, SO23 8TH	£190,000	10/03/2022	Flat
KINGSDALE COURT, 65 FLAT 3 TOWER STREET, WINCHESTER, HAMPSHIRE, SO23 8TA	£274,400	08/02/2022	Flat
Same street BELGARUM PLACE STAPLE GARDENS, WINCHESTER, HAMPSHIRE, SO23 8SL	£100,000	27/09/2021	Other

Street average: £100,000 (1 sale)

Area average: £297,945 (20 sales)

Capital growth trend

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

5y growth -16.5%

10y growth -22.4%

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

1y (index) -4.3%

5y (index) -0.9%

10y (index) 2.7%

Rental Range

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

Low £1,355/mo

Realistic £1,505/mo

Optimistic £1,656/mo

Based on Local Authority from postcode lookup → Winchester.

LHA (30th percentile) floor for Winchester: £823/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SO23 8SL

Nearby

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

Type	Name	Distance
Bus stop	Discovery Centre A	0.1 miles
Bus stop	Discovery Centre	0.1 miles
Shop	Warrens Bakery	0.1 miles
Shop	Hugo Barbers	0.1 miles
Train station	Winchester	0.2 miles
University	Winchester School of Art	0.3 miles
University	University of Winchester	0.6 miles
Train station	Shawford	3.0 miles
Hospital	Royal South Hants Urgent Treatment Centre	11.1 miles

Street-level crime

Category	Count
Violence and sexual offences	119
Shoplifting	44
Public order	31
Anti-social behaviour	27
Drugs	21
Criminal damage and arson	19
Other theft	14
Burglary	9
Other crime	9
Bicycle theft	5
Possession of weapons	5
Robbery	3
Theft from the person	3
Vehicle crime	1
Total incidents	310

Within 1 mile during May 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
Swanwick Lodge	Other	0.2 miles	— (No rating)
St Bede Church of England Primary School	Primary	0.3 miles	— (Inspected (no overall grade))
Osborne School	Other	0.4 miles	Outstanding — 23 Nov 2022
The Pilgrims School	Other	0.4 miles	— (No rating)
Peter Symonds College	Other	0.5 miles	— (No rating)

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, Cross Street, SO23	£1,200/mo	1	0.03 miles	OpenRent
1 Bed Flat, Craddock House, SO23	£900/mo	1	0.95 miles	OpenRent

Average rent: £1,050/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.59%

Max investor price (0.8%) £131,250

Target investor price (1%) £105,000

Gross yield 7.1%

Cost-to-rent ratio 14.1×

Monthly cashflow £219/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 5.1%

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).