# 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)