# 2 bedroom apartment for sale (OX10 9FF)

## Property Details

| Key | Value |
|-----|-------|
| Address | 8 NEWLANDS WAY, WALLINGFORD, CHOLSEY, OXFORDSHIRE OX10 9FF |
| Price | £275,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Last sold | £270,000 Mar 2022 |

## Description

Set on the highly regarded Cholsey Meadows development, a delightful first floor apartment with lovely views and a parking space. The property features a master suite with wardrobe and en suite shower room, double aspect second bedroom with wardrobe, bathroom. The apartment has a bright, open plan living space that includes a fully equipped kitchen and French doors to a balcony. Within walking distance of the train station the development sits in c.100 acres of protected parkland leading down to the Thames with lovely walks and a local cricket club. 

Accommodation

The property is double glazed with gas central heating to radiators. 

Door to communal entrance hall, stairs to first floor. 

Entrance Hall: Entry phone handset, radiator, large cupboard with space for tumble drier and Titon air filtration unit. 

Kitchen/Living/Dining Room: 21’1 x 20’4 A superb open plan living area flooded with light and featuring a double aspect including French doors to the balcony, 3 radiators.Kitchen: Range of storage units, worktops, stainless steel sink, and integrated gas hob, extractor hood, electric oven, dishwasher, fridge, freezer and washing machine. Down lighters and gas boiler. 

Bedroom 1: 11’6 x 10’8 Tall window to the rear, wardrobe and radiator. 

En Suite Shower Room: Fitted with a white 3-piece suite incl. a wide shower cubicle, tiling, down lighters, tall window and radiator. 

Bedroom 2: 15’5 x 9’10 Featuring a double aspect with wardrobe and radiator.

Bathroom: White 3-piece suite, partially tiled with a large wall mirror, down lighters and radiator. 

Outside 

Allocated parking space: Close to the main door.

There are communal gardens laid to lawn with an abundance of mature shrubs and trees surrounding the close and a number of visitor parking spaces supplementing the allocated spaces.  

The development extends to almost 100 acres including parkland that leads down to the Thames with extensive footpaths.

## Property Photos

- ![Photo](/listings/photos/80412345/380050)
- ![Photo](/listings/photos/80412345/380052)
- ![Photo](/listings/photos/80412345/380054)
- ![Photo](/listings/photos/80412345/380056)
- ![Photo](/listings/photos/80412345/380058)
- ![Photo](/listings/photos/80412345/380059)
- ![Photo](/listings/photos/80412345/380060)
- ![Photo](/listings/photos/80412345/380061)
- ![Photo](/listings/photos/80412345/380062)
- ![Photo](/listings/photos/80412345/380063)
- ![Photo](/listings/photos/80412345/380064)
- ![Photo](/listings/photos/80412345/380065)

## Floorplans

- ![Floorplan 1](/listings/photos/80412345/380066) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/80412345/380069) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 NEWLANDS WAY, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9FF | £270,000 | 10/03/2022 | Flat |
| 8 NEWLANDS WAY, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9FF | £252,000 | 22/02/2018 | Flat |
| 8 NEWLANDS WAY, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9FF | £230,000 | 29/06/2012 | 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 |
|---------|-------|------|------|
| 14 RIDGEWAY COURT, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9GU | £445,000 | 13/01/2026 | Flat |
| [Same street] 88 NEWLANDS WAY, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9FF | £325,000 | 27/11/2025 | Flat |
| [Same street] 76 NEWLANDS WAY, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9FF | £485,000 | 22/08/2025 | Terraced |
| [Same street] 11 NEWLANDS WAY, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9FF | £430,000 | 24/02/2025 | Terraced |
| [Same street] 46 NEWLANDS WAY, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9FF | £442,000 | 21/02/2025 | Terraced |
| [Same street] 70 NEWLANDS WAY, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9FF | £445,000 | 15/11/2024 | Semi-detached |
| 1 VILLA CLOSE, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9FJ | £248,000 | 25/10/2024 | Flat |
| [Same street] 19 NEWLANDS WAY, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9FF | £420,000 | 05/02/2024 | Semi-detached |
| 9 RIDGEWAY COURT, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9GU | £625,000 | 25/10/2023 | Flat |
| [Same street] 18 NEWLANDS WAY, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9FF | £137,500 | 14/07/2023 | Flat |
| [Same street] 17 NEWLANDS WAY, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9FF | £475,000 | 28/06/2023 | Semi-detached |
| [Same street] 50 NEWLANDS WAY, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9FF | £425,000 | 18/05/2023 | Terraced |
| 3 BASILDON COURT, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9GR | £342,000 | 19/04/2023 | Flat |
| 20 IPSDEN COURT, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9GD | £250,000 | 21/12/2022 | Flat |
| [Same street] 26 NEWLANDS WAY, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9FF | £110,000 | 25/11/2022 | Flat |
| 1 IPSDEN COURT, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9GD | £167,500 | 24/11/2022 | Flat |
| 11 IPSDEN COURT, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9GD | £532,000 | 23/08/2022 | Flat |
| 7 BLEWBURY COURT, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9GS | £375,000 | 23/08/2022 | Flat |
| [Same street] 72 NEWLANDS WAY, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9FF | £495,000 | 07/07/2022 | Semi-detached |
| 5 VILLA CLOSE, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9FJ | £285,000 | 14/04/2022 | Flat |
| 21 HERMITAGE COURT, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9GE | £170,000 | 01/04/2022 | Flat |
| 11 BASILDON COURT, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9GR | £420,000 | 25/03/2022 | Flat |
| 12A RIDGEWAY COURT, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9GU | £440,000 | 15/03/2022 | Flat |
| 22 HERMITAGE COURT, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9GE | £129,000 | 11/03/2022 | Flat |
| [Same street] 32 NEWLANDS WAY, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9FF | £110,000 | 01/02/2022 | Flat |
| [Same street] 44 NEWLANDS WAY, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9FF | £420,000 | 22/12/2021 | Terraced |
| 4 WOODWARD, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9FS | £218,000 | 17/12/2021 | Flat |
| 7 RIDGEWAY COURT, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9GU | £402,500 | 14/12/2021 | Flat |
| 25 HERMITAGE COURT, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9GE | £410,000 | 05/11/2021 | Flat |
| 3 IPSDEN COURT, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9GD | £135,000 | 22/10/2021 | Flat |
| [Same street] THE BOUNDARY, 21 NEWLANDS WAY, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9FF | £740,000 | 13/10/2021 | Detached |
| 16 HERMITAGE COURT, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9GE | £279,000 | 30/09/2021 | Flat |
| 1 IPSDEN COURT, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9GD | £142,000 | 16/09/2021 | Flat |
| 14 IPSDEN COURT, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9GD | £375,000 | 10/09/2021 | Flat |
| [Same street] 35 NEWLANDS WAY, CHOLSEY, WALLINGFORD, SOUTH OXFORDSHIRE, OXFORDSHIRE, OX10 9FF | £470,000 | 23/06/2021 | Semi-detached |

**Street average:** £395,300 (15 sales)
**Area average:** £319,500 (20 sales)

## Price vs local average

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

- **Local average:** £386,000 (13 Flat, OX10, 2024–2026)
- **Deviation:** -28.8%

## Rental Range

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

- **Low:** £1,242/mo
- **Realistic:** £1,380/mo
- **Optimistic:** £1,518/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, Cholsey, OX10 | £1,170/mo | 2 | 0.06 miles | OpenRent |

**Average rent: £1,170/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £146,250
- **Target investor price (1%):** £117,000

*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 £1,170/mo).*

- **Gross yield:** 5.1%
- **Cost-to-rent:** 19.6×
- **Monthly cashflow:** £-55/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.8%

*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:** -15.2%
- **10y growth:** 15.8%

## House Price Index (HM Land Registry)

*Official index for South Oxfordshire; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -3.7%
- **5y growth (index):** 2.9%
- **10y growth (index):** 12.4%

## 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)