# 1 bedroom retirement property for sale (PO12 1QG)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 2, HOMEFORT HOUSE, 82, STOKE ROAD, GOSPORT, HAMPSHIRE PO12 1QG |
| Price | £110,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: 1991-1995 |
| Floor area | 38 m² |
| Last sold | £110,000 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 31/01/2033
- **Current heating cost:** £156/year
- **Est. upgrade cost to C:** £1,023

### Recommendations
- C (£15 - £30)
- L2 (£800 - £1,200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/4320-0723-0074-9000-0743)

## Description

SOLD BY DIMON ESTATE AGENTS. A 1 bed ground floor retirement flat for the over 60`s independent living.  The accommodation offers lounge with door to communal garden, kitchen and shower room.  Electric heating and PVCu double glazing are installed.  No forward chain.

**Entrance Hall**

Emergency assistance call panel incorporating door entry phone, airing/storage and meter cupboard, coved ceiling, part glazed door to:

**Lounge - 15'5" (4.7m) x 10'8" (3.25m)**

PVCu double glazed window and door to communal garden. electric panel heater, coved ceiling, 2 wall lights, emergency assistance pull cord, archway to:

**Kitchen - 7'3" (2.21m) x 5'5" (1.65m)**

Single drainer stainless steel sink unit, wall and base cupboard with worksurface over, space for fridge/freezer, 4 ring electric hob with cooker extractor canopy over, built in oven, tiled splashbacks, coved ceiling.

**Bedroom - 12'2" (3.71m) x 8'7" (2.62m)**

PVCu double glazed window, electric panel heater, coved ceiling, built in wardrobe, wall light, emergency assistance call button.

**Shower Room - 6'8" (2.03m) x 5'5" (1.65m)**

Shower cubicle with Triton shower, pedestal hand basin, low level W.C., tiled walls, wall mounted electric wall heater, emergency assistance pull cord, ceramic tiled floor.

**Communal Facilities**

Residents lounge, laundry room and 2 guest suites.

**Outside**

Communal landscaped garden and residents car park.

**Services**

We understand that this property is connected to mains electric, water and sewage. There is no gas to this property.

**Tenure**

Leasehold.  Balance of a 99 year lease from 1st September 1985, current ground£227.72 for 6 months and maintenance charges £1313,46 for 6 months.  We believe the maintenance charges include water, sewage and building insurance.

We believe there is a 1% charge made when the property is sold paid by the seller at the time.

These details are provided to the best of our ability from the information provided to us by the owner, but a buyer should check the figures once the official leasehold enquiries from the management company/freeholder are received by their legal advisor as they can be subject to change. This should be done before exchanging contracts to purchase the property.

**what3words /// ** defend.follow.ankle

**Notice**

Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

## Property Photos

- ![Photo](/listings/photos/168417308/1711439)
- ![Photo](/listings/photos/168417308/1711440)
- ![Photo](/listings/photos/168417308/1711441)
- ![Photo](/listings/photos/168417308/1711442)
- ![Photo](/listings/photos/168417308/1711443)
- ![Photo](/listings/photos/168417308/1711444)

## Floorplans

- ![Floorplan 1](/listings/photos/168417308/1711445) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/168417308/1711446) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| HOMEFORT HOUSE, 82 FLAT 2 STOKE ROAD, GOSPORT, HAMPSHIRE, PO12 1QG | £110,000 | 06/03/2026 | Flat |
| HOMEFORT HOUSE, 82 FLAT 2 STOKE ROAD, GOSPORT, HAMPSHIRE, PO12 1QG | £86,000 | 09/05/2023 | 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 |
|---------|-------|------|------|
| 129 STOKE ROAD, GOSPORT, HAMPSHIRE, PO12 1SD | £1,900,000 | 16/12/2022 | Other |

**Area average:** £1,900,000 (1 sale)

## Price vs local average

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

- **Local average:** £260,000 (3 Other, PO12, 2024–2026)
- **Deviation:** -57.7%

## Rental Range

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

- **Low:** £1,049/mo
- **Realistic:** £1,165/mo
- **Optimistic:** £1,282/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £693/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, Cleveland Road, PO12 | £780/mo | 1 | 0.09 miles | OpenRent |
| 1 Bed End Terrace, Sunbeam Way, PO12 | £850/mo | 1 | 0.26 miles | OpenRent |
| 1 Bed End Terrace, Sunbeam Way, PO12 | £900/mo | 1 | 0.26 miles | OpenRent |
| 1 Bed Semi-Detached House, Whitworth Close, PO12 | £1,100/mo | 1 | 0.32 miles | OpenRent |
| 1 Bed Semi-Detached House, Whitworth Close, PO12 | £1,100/mo | 1 | 0.32 miles | OpenRent |
| 1 Bed End Terrace, Avenue Road, PO12 | £880/mo | 1 | 0.41 miles | OpenRent |
| 1 Bed End Terrace, Avenue Road, PO12 | £880/mo | 1 | 0.41 miles | OpenRent |
| 1 Bed Flat, Victoria Street, PO12 | £900/mo | 1 | 0.48 miles | OpenRent |
| Studio Flat, White Swan House, PO12 | £795/mo | 1 | 0.52 miles | OpenRent |
| 1 Bed Flat, Lansdowne House, PO12 | £850/mo | 1 | 0.72 miles | OpenRent |

**Average rent: £904/mo (10 listings)**

## 1% Rule

- **Rent ratio:** 0.8% (okay)
- **Max investor price (0.8%):** £110,000
- **Target investor price (1%):** £88,000

*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 £880/mo).*

- **Gross yield:** 9.6%
- **Cost-to-rent:** 10.4×
- **Monthly cashflow:** £334/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 12.6%

*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:** £2,895/m²

## Capital growth trend

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

- **5y growth:** -42.8%
- **10y growth:** -86%

## House Price Index (HM Land Registry)

*Official index for Gosport; All dwelling types series; as of May 2026.*

- **1y growth (index):** 0.7%
- **5y growth (index):** 12.1%
- **10y growth (index):** 37.4%

## 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)