# 1 bedroom apartment for sale (SO23 0HR)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 2, CHILCOMBE HEIGHTS, QUARRY ROAD, WINCHESTER, HAMPSHIRE SO23 0HR |
| Price | £270,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 45 m² |
| Last sold | £265,000 Feb 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 22/04/2023 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £316/year
- **Est. upgrade cost to C:** £2,380

### Recommendations
- W (£800 - £1,200)
- E (£25)
- L (£600 - £800)
- Y (£585 - £725)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0789-2857-6347-9427-5035)

## Description

The Property: 

Smart ground floor apartment situated in a quality residential area to the east of the city in a block of just ten apartments. The city is a short riverside walk away, St. Giles' Hill viewpoint is just across the road, and many quality restaurants and pubs are within a short walk. The property has a separate kitchen to one end of the sitting/dining room, which has a private patio terrace with stunning views. The bathroom has been recently refitted. The apartment has been redecorated, and the carpets are neutral throughout. The major benefit of the block is private off-road parking and communal gardens, as well as a 'share in the freehold'. Residents are also able to apply for on-street parking permits. 

Location: 

Situated within the heart of Winchester, this magnificent apartment is located on the eastern fringe of the historic City and provide excellent access to the station and M3, whilst the thriving High Street is a little more than a 'stone's throw away'. There is also a lovely collection of walks along the river Itchen along with nature reserves, whilst the popular Water Meadows and St. Catherine's Hill remain within easy reach. 

Directions: 

From the traffic lights at the end of Jewry Street turn right into North Walls. Keep in the left-hand lane and proceed to the roundabout at King Alfred Statue. Turn left into Bridge Street and right at the next mini roundabout into Chesil Street. Continue this road and turn left at the brow of the hill into East Hill. At the fork in road turn left into Quarry Road and Chilcombe Heights will be found on the right hand side identified by our 'for sale' board. 

Tenure: 

Share of freehold, each apartment owns 1/10 of the freehold. 999-year lease commenced 29th September 1983, leaving 957 years remaining. A service charge of approximately £1000 per annum (subject to change) is payable to Denfords Property Management, which includes buildings insurance. 

Viewing: 

Strictly by appointment through Belgarum Estate Agents  ). 

Services: 

No gas. All other services are mains connected. 

Council Tax: 

Band C (rate for 2025/26 £2,000.31 pa).

EPC Rating: E

## Property Photos

- ![Photo](/listings/photos/160440650/1243847)
- ![Photo](/listings/photos/160440650/1243848)
- ![Photo](/listings/photos/160440650/1243849)
- ![Photo](/listings/photos/160440650/1243850)
- ![Photo](/listings/photos/160440650/1243851)
- ![Photo](/listings/photos/160440650/1243852)
- ![Photo](/listings/photos/160440650/1243853)
- ![Photo](/listings/photos/160440650/1243854)

## Floorplans

- ![All](/listings/photos/160440650/1243855) - All

## EPC Graphs

- ![EPC 1](/listings/photos/160440650/1243856) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| CHILCOMBE HEIGHTS FLAT 2 QUARRY ROAD, WINCHESTER, HAMPSHIRE, SO23 0HR | £265,000 | 18/02/2026 | Flat |
| CHILCOMBE HEIGHTS FLAT 2 QUARRY ROAD, WINCHESTER, HAMPSHIRE, SO23 0HR | £248,000 | 30/07/2021 | Flat |
| CHILCOMBE HEIGHTS FLAT 2 QUARRY ROAD, WINCHESTER, HAMPSHIRE, SO23 0HR | £175,500 | 12/08/2011 | 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 |
|---------|-------|------|------|
| 2 VALE ROAD, WINCHESTER, HAMPSHIRE, SO23 0PY | £240,000 | 11/12/2023 | Flat |
| THE WEIRS, 76 - 78 FLAT 5 CHESIL STREET, WINCHESTER, HAMPSHIRE, SO23 0HX | £122,000 | 18/11/2022 | Flat |
| [Same street] CHILCOMBE HEIGHTS FLAT 5 QUARRY ROAD, WINCHESTER, HAMPSHIRE, SO23 0HR | £295,000 | 14/10/2022 | Flat |
| 24 MILESDOWN PLACE, WINCHESTER, HAMPSHIRE, SO23 0AG | £500,000 | 07/10/2022 | Flat |
| CATHEDRAL VIEW HOUSE FLAT 1 CATHEDRAL VIEW, WINCHESTER, HAMPSHIRE, SO23 0PJ | £290,000 | 24/06/2022 | Flat |
| [Same street] CHILCOMBE HEIGHTS FLAT 7 QUARRY ROAD, WINCHESTER, HAMPSHIRE, SO23 0HR | £252,500 | 26/04/2022 | Flat |
| 23 HIGHCLIFFE ROAD, WINCHESTER, HAMPSHIRE, SO23 0JE | £174,500 | 28/03/2022 | Flat |
| CATHEDRAL VIEW HOUSE 2 CATHEDRAL VIEW, WINCHESTER, HAMPSHIRE, SO23 0PJ | £290,000 | 15/12/2021 | Flat |
| STRATTON HOUSE 2 STRATTON ROAD, WINCHESTER, HAMPSHIRE, SO23 0JQ | £830,000 | 10/12/2021 | Flat |

**Street average:** £273,750 (2 sales)
**Area average:** £349,500 (7 sales)

## Price vs local average

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

- **Local average:** £289,820 (25 Flat, SO23, 2024–2026)
- **Deviation:** -6.8%

## 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, Highcliffe Road, SO23 | £1,480/mo | 1 | 0.12 miles | OpenRent |
| 1 Bed Flat, Chesil Street, SO23 | £1,250/mo | 1 | 0.15 miles | OpenRent |
| Studio Flat, Bar End Road, SO23 | £760/mo | 1 | 0.17 miles | OpenRent |
| 1 Bed Flat, Capitol House, SO23 | £1,275/mo | 1 | 0.19 miles | OpenRent |
| 1 Bed Flat, Brassey Road, SO22 | £1,150/mo | 1 | 1.08 miles | OpenRent |

**Average rent: £1,183/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.46% (weak for cashflow)
- **Max investor price (0.8%):** £156,250
- **Target investor price (1%):** £125,000

*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 £1,250/mo).*

- **Gross yield:** 5.6%
- **Cost-to-rent:** 18×
- **Monthly cashflow:** £37/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.6%

*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:** £6,000/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)