# 2 bedroom ground floor flat for sale (SO30 2LD)

## Property Details

| Key | Value |
|-----|-------|
| Address | 1 HIBBERD RISE, SOUTHAMPTON, HEDGE END, HAMPSHIRE SO30 2LD |
| Price | £200,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: 1996-2002 |
| Floor area | 62 m² |
| Last sold | £202,500 Mar 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 31/08/2032
- **Current heating cost:** £255/year
- **Est. upgrade cost to C:** £5,000

### Recommendations
- W2 (£4,000 - £6,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6132-8821-8100-0909-9206)

## Description

**INTRODUCTION**

Offered with no forward chain, this well-presented, ground floor apartment briefly comprises a spacious lounge/diner with adjoining kitchen, two double bedrooms and a modern bathroom.

Outside, there is allocated parking to the rear and shared bike and bin stores.

**LOCATION**

The property is conveniently situated within walking distance of Dowd’s Farm Park and Hedge End’s train station, as well as local shops, schools and amenities including the M27 motorway links.

**DIRECTIONS**

Upon entering Wellstead Way from Tollbar Way, take the first turning on the left into Hibberd Rise, where the property can be found on the left hand side.

**INSIDE**

The entrance hall has two built-in storage cupboards and doors through to the lounge/diner, bathroom and both bedrooms.

The spacious lounge/diner has French doors to the front and a door at the opposite end leading through to the kitchen which has a window to the rear. The kitchen has been fitted with a range of wall and base units with a built-in oven and gas hob with extractor over, free-standing appliances including a fridge/freezer and washing machine, as well as space for a dishwasher.

There are two, well-proportioned double bedrooms which both face the front of the property, the master of which benefits from a built-in wardrobe.

The modern family bathroom comprises a panel enclosed bath with shower over, wash hand basin, WC and a window to the rear.

**OUTSIDE**

To the rear there is one allocated parking space, as well as shared bike and bin stores to the side.

**ADDITIONAL INFORMATION**

**Lease:** 107 years remaining.

**Service charge:** £1212 per annum, reviewed annually in April.

**Ground rent:** None

**Heating:** Gas central heating.

**BROADBAND**

Full fibre broadband is available with download speeds of up to 1600 Mbps and upload speeds of up to 115 Mbps. Information has been provided by the Openreach website.

**SERVICES**

Gas, water, electricity and mains drainage are connected. Please note that none of the services or appliances have been tested by White & Guard.

** **

** **

 

EPC Rating: C

## Property Photos

- ![Photo](/listings/photos/162731738/1279679)
- ![Photo](/listings/photos/162731738/1279680)
- ![Photo](/listings/photos/162731738/1279681)
- ![Photo](/listings/photos/162731738/1279682)
- ![Photo](/listings/photos/162731738/1279683)
- ![Photo](/listings/photos/162731738/1279684)
- ![Photo](/listings/photos/162731738/1279685)
- ![Photo](/listings/photos/162731738/1279686)
- ![Photo](/listings/photos/162731738/1279687)

## Floorplans

- ![All](/listings/photos/162731738/1279688) - All

## EPC Graphs

- ![EPC 1](/listings/photos/162731738/1279689) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1 HIBBERD RISE, HEDGE END, SOUTHAMPTON, EASTLEIGH, HAMPSHIRE, SO30 2LD | £202,500 | 10/03/2023 | Flat |
| 1 HIBBERD RISE, HEDGE END, SOUTHAMPTON, EASTLEIGH, HAMPSHIRE, SO30 2LD | £177,500 | 21/09/2016 | Flat |
| 1 HIBBERD RISE, HEDGE END, SOUTHAMPTON, EASTLEIGH, HAMPSHIRE, SO30 2LD | £91,000 | 16/11/2012 | 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 |
|---------|-------|------|------|
| 182 WHITE'S WAY, HEDGE END, SOUTHAMPTON, EASTLEIGH, HAMPSHIRE, SO30 2JZ | £140,000 | 23/01/2026 | Flat |
| 10 WELLSTEAD WAY, HEDGE END, SOUTHAMPTON, EASTLEIGH, HAMPSHIRE, SO30 2LE | £135,000 | 07/01/2026 | Flat |
| 63 MESCOTT MEADOWS, HEDGE END, SOUTHAMPTON, EASTLEIGH, HAMPSHIRE, SO30 2JT | £202,500 | 06/01/2026 | Flat |
| 32 MESCOTT MEADOWS, HEDGE END, SOUTHAMPTON, EASTLEIGH, HAMPSHIRE, SO30 2JU | £205,000 | 09/12/2025 | Flat |
| 58 WHITE'S WAY, HEDGE END, SOUTHAMPTON, EASTLEIGH, HAMPSHIRE, SO30 2JY | £176,000 | 29/08/2025 | Flat |
| 1 WARNER CLOSE, HEDGE END, SOUTHAMPTON, EASTLEIGH, HAMPSHIRE, SO30 2BE | £213,000 | 01/07/2025 | Flat |
| 17 GAMMON CLOSE, HEDGE END, SOUTHAMPTON, EASTLEIGH, HAMPSHIRE, SO30 2JS | £131,250 | 27/02/2025 | Flat |
| 101 WHITE'S WAY, HEDGE END, SOUTHAMPTON, EASTLEIGH, HAMPSHIRE, SO30 2GL | £194,000 | 15/12/2023 | Flat |
| 22 WHITE'S WAY, HEDGE END, SOUTHAMPTON, EASTLEIGH, HAMPSHIRE, SO30 2JY | £200,000 | 15/11/2023 | Flat |
| 15 WILKINS ROAD, HEDGE END, SOUTHAMPTON, EASTLEIGH, HAMPSHIRE, SO30 2LR | £175,000 | 14/09/2023 | Flat |
| 26 WHITE'S WAY, HEDGE END, SOUTHAMPTON, EASTLEIGH, HAMPSHIRE, SO30 2JY | £165,000 | 25/08/2023 | Flat |
| 2 BARFOOT ROAD, HEDGE END, SOUTHAMPTON, EASTLEIGH, HAMPSHIRE, SO30 2LL | £157,500 | 20/04/2023 | Flat |
| 14 WELLSTEAD WAY, HEDGE END, SOUTHAMPTON, EASTLEIGH, HAMPSHIRE, SO30 2LE | £166,000 | 19/04/2023 | Flat |
| 86 WELLSTEAD WAY, HEDGE END, SOUTHAMPTON, EASTLEIGH, HAMPSHIRE, SO30 2LE | £84,000 | 18/10/2022 | Flat |
| 11 GAMMON CLOSE, HEDGE END, SOUTHAMPTON, EASTLEIGH, HAMPSHIRE, SO30 2JS | £180,000 | 02/09/2022 | Flat |
| 20 WHITES WAY, HEDGE END, SOUTHAMPTON, EASTLEIGH, HAMPSHIRE, SO30 2JY | £195,000 | 02/08/2022 | Flat |
| 16 WHITES WAY, HEDGE END, SOUTHAMPTON, EASTLEIGH, HAMPSHIRE, SO30 2JY | £202,000 | 16/06/2022 | Flat |
| 21 WILKINS ROAD, HEDGE END, SOUTHAMPTON, EASTLEIGH, HAMPSHIRE, SO30 2LR | £170,500 | 27/05/2022 | Flat |
| 156 WHITE'S WAY, HEDGE END, SOUTHAMPTON, EASTLEIGH, HAMPSHIRE, SO30 2JY | £186,000 | 20/05/2022 | Flat |
| 39 WHITES WAY, HEDGE END, SOUTHAMPTON, EASTLEIGH, HAMPSHIRE, SO30 2JX | £185,000 | 21/04/2022 | Flat |
| [Same street] 5 HIBBERD RISE, HEDGE END, SOUTHAMPTON, EASTLEIGH, HAMPSHIRE, SO30 2LD | £106,800 | 22/10/2021 | Flat |

**Street average:** £106,800 (1 sale)
**Area average:** £173,138 (20 sales)

## Price vs local average

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

- **Local average:** £178,317 (26 Flat, SO30, 2024–2026)
- **Deviation:** +12.2%

## Rental Range

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

- **Low:** £1,089/mo
- **Realistic:** £1,210/mo
- **Optimistic:** £1,331/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £873/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 End Terrace, Hedge End, SO30 | £1,300/mo | 2 | 0.06 miles | OpenRent |
| 2 Bed Flat, Hedge End, SO30 | £1,300/mo | 2 | 0.16 miles | OpenRent |
| 2 Bed Flat, Hansen Gardens, SO30 | £1,250/mo | 2 | 0.18 miles | OpenRent |
| 2 Bed Terraced House, Cudworth Mead, SO30 | £1,200/mo | 2 | 0.62 miles | OpenRent |
| 2 Bed Terraced House, Ardingly Crescent, SO30 | £1,200/mo | 2 | 0.65 miles | OpenRent |
| 2 Bed Bungalow, Cedar Close, SO30 | £2,500/mo | 2 | 1.11 miles | OpenRent |
| 2 Bed Flat, Ascot Place, SO30 | £1,200/mo | 2 | 1.11 miles | OpenRent |
| 2 Bed Flat, Westwood Court, SO30 | £1,000/mo | 2 | 1.22 miles | OpenRent |

**Average rent: £1,369/mo (8 listings)**

## 1% Rule

- **Rent ratio:** 0.61% (weak for cashflow)
- **Max investor price (0.8%):** £153,125
- **Target investor price (1%):** £122,500

*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 £1,225/mo).*

- **Gross yield:** 7.4%
- **Cost-to-rent:** 13.6×
- **Monthly cashflow:** £290/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 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:** £3,226/m²

## Capital growth trend

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

- **5y growth:** -3.9%
- **10y growth:** 17%

## House Price Index (HM Land Registry)

*Official index for Eastleigh; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -4.1%
- **5y growth (index):** -2.8%
- **10y growth (index):** 8.5%

## 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)