# 2 bedroom flat for sale (CV32 5NT) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 2, 2 WARWICK TERRACE, LEAMINGTON SPA, WARWICKSHIRE CV32 5NT | | Price | £400,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Construction age | England and Wales: before 1900 | | Floor area | 59 m² | | Last sold | £315,000 Aug 2015 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 28/05/2029 - **Current heating cost:** £371/year ### Recommendations - D (120) - L2 (1,800) - O (6,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8441-6225-6430-7371-9926) ## Description A beautifully presented, spacious, Grade II listed, top floor duplex apartment busting with character, benefiting from having two large reception rooms, located in the heart of Leamington Spa. The accommodation comprises a communal entrance with stairs rising to the upper floors, entrance hallway opening up into the kitchen, living room and dining room all with high ceilings. To the half landing there is the bathroom and upstairs are two bedrooms, with the master having a dressing area. Leamington Spa Town Centre benefits from a substantial amount of amenities including shopping centres, restaurants and bars, doctors, dentists, primary and secondary schools. ## Property Photos - ![Front](/listings/photos/74401331/1359958) - Front - ![Living Room](/listings/photos/74401331/1359960) - Living Room - ![Dining Room](/listings/photos/74401331/1359962) - Dining Room - ![Kitchen](/listings/photos/74401331/1359966) - Kitchen - ![Dining Room](/listings/photos/74401331/1359967) - Dining Room - ![Bedroom Two](/listings/photos/74401331/1359970) - Bedroom Two - ![Living Room](/listings/photos/74401331/1359971) - Living Room - ![Bathroom](/listings/photos/74401331/1359972) - Bathroom - ![Bedroom One](/listings/photos/74401331/1359973) - Bedroom One - ![Front](/listings/photos/74401331/1359974) - Front - ![View](/listings/photos/74401331/1359975) - View - ![The Dell](/listings/photos/74401331/1359976) - The Dell ## Floorplans - ![CWQuickSketch.jpg](/listings/photos/74401331/1359977) - CWQuickSketch.jpg ## EPC Graphs - ![EPC](/listings/photos/74401331/1359979) - EPC - ![EPC.jpg](/listings/photos/74401331/1359984) - EPC.jpg ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 2 FLAT 2 WARWICK TERRACE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 5NT | £315,000 | 12/08/2015 | 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 | |---------|-------|------|------| | 1 APARTMENT 4 MILVERTON TERRACE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 5BE | £104,473 | 04/07/2025 | Flat | | BEAUCHAMP HOUSE FLAT 7 BEAUCHAMP HILL, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 5LR | £225,000 | 03/11/2023 | Flat | | CLARENCE MANSIONS, 2 15 CLARENCE TERRACE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 5LD | £328,000 | 11/08/2023 | Flat | | CLARENCE MANSIONS, 5 28 CLARENCE TERRACE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 5LD | £310,000 | 11/08/2023 | Flat | | 1 TOP FLOOR FLAT WARWICK PLACE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 5BH | £225,000 | 07/08/2023 | Flat | | CLARENDON RISE FLAT 7 BEAUCHAMP HILL, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 5NY | £377,500 | 07/07/2023 | Flat | | 1 APARTMENT 5 MILVERTON TERRACE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 5BE | £335,000 | 23/06/2023 | Flat | | [Same street] 3A WARWICK TERRACE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 5NT | £320,000 | 07/12/2022 | Flat | | CLARENCE MANSIONS, 5 26 CLARENCE TERRACE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 5LD | £349,950 | 07/11/2022 | Flat | | BEAUCHAMP HOUSE FLAT 8 BEAUCHAMP HILL, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 5LR | £216,000 | 21/10/2022 | Flat | | 10 FLAT 1 CLARENDON PLACE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 5QN | £440,000 | 06/10/2022 | Flat | | CLARENCE MANSIONS, 2 10 CLARENCE TERRACE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 5LD | £325,000 | 25/08/2022 | Flat | | 9 APARTMENT 1 CLARENDON PLACE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 5QP | £375,000 | 22/07/2022 | Flat | | [Same street] 2A WARWICK TERRACE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 5NT | £310,000 | 27/05/2022 | Flat | | CLARENDON RISE FLAT 8 BEAUCHAMP HILL, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 5NY | £360,000 | 08/04/2022 | Flat | | CLARENDON RISE FLAT 3 BEAUCHAMP HILL, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 5NY | £360,000 | 16/03/2022 | Flat | | 9 APARTMENT 12 CLARENDON PLACE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 5QP | £450,000 | 23/02/2022 | Flat | | MILVERTON LODGE FLAT 16 MILVERTON CRESCENT WEST, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 5NF | £203,000 | 09/02/2022 | Flat | | 34A GROVE STREET, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 5AJ | £156,000 | 28/01/2022 | Flat | | CHURTON HOUSE, 11 FLAT 2 MILVERTON TERRACE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 5BE | £126,500 | 10/12/2021 | Flat | | WESTBROOK HOUSE FLAT 38 NEW BROOK STREET, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 5AS | £110,000 | 12/11/2021 | Flat | | CLARENCE HOUSE FLAT 7 DALE STREET, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 5AD | £251,000 | 29/10/2021 | Flat | **Street average:** £315,000 (2 sales) **Area average:** £281,371 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £279,352 (51 Flat, CV32, 2024–2026) - **Deviation:** +43.2% ## Rental Range *ONS Price Index of Private Rents (Warwick). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,114/mo - **Realistic:** £1,238/mo - **Optimistic:** £1,362/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Warwickshire South (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £848/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, Concord House, CV32 | £1,350/mo | 2 | 0.51 miles | OpenRent | | 2 Bed Flat, Andrews Close, CV34 | £1,350/mo | 2 | 0.86 miles | OpenRent | **Average rent: £1,350/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.34% (weak for cashflow) - **Max investor price (0.8%):** £168,750 - **Target investor price (1%):** £135,000 *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 £1,350/mo).* - **Gross yield:** 4.1% - **Cost-to-rent:** 24.7× - **Monthly cashflow:** £-385/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -4% *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:** £6,780/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -20% - **10y growth:** 11.3% ## House Price Index (HM Land Registry) *Official index for Warwick; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** -0.6% - **5y growth (index):** 7.1% - **10y growth (index):** 22% ## 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)