Sold STC Retirement Property

FLAT 20

CHARLOTTE COURT, MERDON AVENUE, EASTLEIGH, CHANDLER'S FORD, HAMPSHIRE SO53 1TZ

1 beds 1 baths 517 sq ft Listed 11 Oct 2025 (-293d)

£140,000

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# 1 bedroom retirement property for sale (SO53 1TZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 20, CHARLOTTE COURT, MERDON AVENUE, EASTLEIGH, CHANDLER'S FORD, HAMPSHIRE SO53 1TZ |
| Price | £140,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 48 m² |
| Last sold | £135,000 Feb 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 05/10/2035
- **Current heating cost:** £1,360/year
- **Est. upgrade cost to C:** £8,700

### Recommendations
- W2 (£5,000 - £10,000)
- L2 (£800 - £1,600)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0466-3955-8200-4845-3204)

## Description

**Accommodation** -

**Communal Entrance Hall:** -

**Entrance Hall:** - Two built in storage cupboards.

**Kitchen:** - 10'6" x 7'1"  (3.19m x 2.15m)  Built in oven, built in electric hob, integrated extractor hood, space and plumbing for washing machine, integrated fridge, integrated freezer.

**Sitting Room:** - 17'6" x 10'6"  (5.34m x 3.19m)  Wall mounted security entry phone.

**Bedroom:** - 14'8" x 8'10"  (4.47m x 2.69m)  Range of fitted furniture incorporating hanging, cupboard and drawer space.

**Bathroom:** - Comprising bath with shower over, wash hand basin, WC.

**Outside** - The property sits within communal gardens.

**Parking:** - There is a communal car park.

**Other Information** -

**Tenure:** - Leasehold

**Term Of Lease:** - 999 years from 1/11/85

**Maintenance Charge:** - £125 per month

**Approximate Age:** - 1987

**Approximate Area:** - 47.8sqm/514sqft

**Sellers Position:** - No forward chain

**Heating:** - Electric wall heaters

**Windows:** - Double glazed windows

**Council Tax:** - Band B

**Local Council:** - Eastleigh Borough Council -

**Agents Note:** - If you have an offer accepted on a property we will need to, by law, conduct Anti Money Laundering Checks.  There is a charge of £60 including vat for these checks regardless of the number of buyers involved.

## Property Photos

- ![1362080-10-68e3b090cc03d.jpg](/listings/photos/168124469/1557925) - 1362080-10-68e3b090cc03d.jpg
- ![1362080-8-68e3b05db98c9.jpg](/listings/photos/168124469/1557926) - 1362080-8-68e3b05db98c9.jpg
- ![1362080-5-68e3b00deec62.jpg](/listings/photos/168124469/1557927) - 1362080-5-68e3b00deec62.jpg
- ![1362080-7-68e3b03869880.jpg](/listings/photos/168124469/1557928) - 1362080-7-68e3b03869880.jpg
- ![1362080-1-68e3afb8a6a39.jpg](/listings/photos/168124469/1557929) - 1362080-1-68e3afb8a6a39.jpg
- ![1362080-3-68e3afe4d3754.jpg](/listings/photos/168124469/1557930) - 1362080-3-68e3afe4d3754.jpg
- ![1362080-6-68e3b0221c269.jpg](/listings/photos/168124469/1557931) - 1362080-6-68e3b0221c269.jpg
- ![1362080-4-68e3aff8b2762.jpg](/listings/photos/168124469/1557932) - 1362080-4-68e3aff8b2762.jpg
- ![1362080-9-68e3b085d223d.jpg](/listings/photos/168124469/1557933) - 1362080-9-68e3b085d223d.jpg
- ![1362080-11-68e3b09b1a37b.jpg](/listings/photos/168124469/1557934) - 1362080-11-68e3b09b1a37b.jpg
- ![1362080-2-68e3afd16b3fc.jpg](/listings/photos/168124469/1557935) - 1362080-2-68e3afd16b3fc.jpg
- ![1362080-12-68e3b0a462725.jpg](/listings/photos/168124469/1557936) - 1362080-12-68e3b0a462725.jpg

## Floorplans

- ![Charlotte Court 20 Portrait.jpg](/listings/photos/168124469/1557937) - Charlotte Court 20 Portrait.jpg
- ![Charlotte Court 20 Landscape.jpg](/listings/photos/168124469/1557938) - Charlotte Court 20 Landscape.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/168124469/1557939) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| CHARLOTTE COURT FLAT 20 MERDON AVENUE, CHANDLER'S FORD, EASTLEIGH, HAMPSHIRE, SO53 1TZ | £135,000 | 13/02/2026 | Flat |
| CHARLOTTE COURT FLAT 20 MERDON AVENUE, CHANDLER'S FORD, EASTLEIGH, HAMPSHIRE, SO53 1TZ | £120,000 | 21/07/2005 | Flat |
| CHARLOTTE COURT FLAT 20 MERDON AVENUE, CHANDLER'S FORD, EASTLEIGH, HAMPSHIRE, SO53 1TZ | £64,995 | 09/12/1999 | Flat |
| CHARLOTTE COURT FLAT 20 MERDON AVENUE, CHANDLER'S FORD, EASTLEIGH, HAMPSHIRE, SO53 1TZ | £57,500 | 08/10/1998 | 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 |
|---------|-------|------|------|
| [Same street] CHARLOTTE COURT FLAT 16 MERDON AVENUE, CHANDLER'S FORD, EASTLEIGH, HAMPSHIRE, SO53 1TZ | £125,000 | 05/01/2026 | Flat |
| 1 - 2 FRYERN ARCADE, CHANDLER'S FORD, EASTLEIGH, HAMPSHIRE, SO53 2DP | £4,900,000 | 29/12/2023 | Other |
| 113 WINCHESTER ROAD, CHANDLER'S FORD, EASTLEIGH, HAMPSHIRE, SO53 2ZA | £1,000,000 | 25/07/2022 | Other |
| [Same street] CHARLOTTE COURT FLAT 28 MERDON AVENUE, CHANDLER'S FORD, EASTLEIGH, HAMPSHIRE, SO53 1TZ | £186,000 | 29/04/2022 | Flat |

**Street average:** £155,500 (2 sales)
**Area average:** £2,950,000 (2 sales)

## Price vs local average

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

- **Local average:** £305,000 (1 Other, SO53, 2024–2026)
- **Deviation:** -54.1%

## Rental Range

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

- **Low:** £1,092/mo
- **Realistic:** £1,213/mo
- **Optimistic:** £1,334/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £698/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 |
|------|------|------|------|------|
| Studio Flat, Purkess Close, SO53 | £925/mo | 1 | 0.24 miles | OpenRent |
| 1 Bed Flat, Oakhill Close, SO53 | £925/mo | 1 | 0.57 miles | OpenRent |
| 1 Bed Flat, Winchester Road, SO53 | £875/mo | 1 | 0.68 miles | OpenRent |
| 1 Bed Flat, Station Lane, SO53 | £875/mo | 1 | 0.73 miles | OpenRent |

**Average rent: £900/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.64% (weak for cashflow)
- **Max investor price (0.8%):** £112,500
- **Target investor price (1%):** £90,000

*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 £900/mo).*

- **Gross yield:** 7.7%
- **Cost-to-rent:** 13×
- **Monthly cashflow:** £234/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 6.9%

*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:** £2,917/m²

## Capital growth trend

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

- **5y growth:** -76.1%
- **10y growth:** 60.5%

## House Price Index (HM Land Registry)

*Official index for Eastleigh; All dwelling types series; as of April 2026.*

- **1y growth (index):** -0.4%
- **5y growth (index):** 8.1%
- **10y growth (index):** 23%

## 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)

1362080-10-68e3b090cc03d.jpg 1362080-8-68e3b05db98c9.jpg 1362080-5-68e3b00deec62.jpg 1362080-7-68e3b03869880.jpg 1362080-1-68e3afb8a6a39.jpg 1362080-3-68e3afe4d3754.jpg 1362080-6-68e3b0221c269.jpg 1362080-4-68e3aff8b2762.jpg 1362080-9-68e3b085d223d.jpg 1362080-11-68e3b09b1a37b.jpg 1362080-2-68e3afd16b3fc.jpg 1362080-12-68e3b0a462725.jpg

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Property details

Tenure

LEASEHOLD

Floor area

48 m²

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£135,000 Feb 2026

Price per m²

£2,917/m²

Local average

£305,000 (-54.1%)

Deprivation

Decile 10 (33,606 of 33,755)

Street crime

58 incidents within 1 mile (May 2026)

Additional details

Parking: Yes

Description

This purpose-built apartment, located on Merdon Avenue, is specifically designed for individuals aged 55 and over, offering a comfortable and secure living environment. The flat features a well-proportioned reception room, perfect for relaxation or entertaining guests. The double bedroom provides a peaceful retreat, while the bathroom is conveniently located to serve both residents and visitors. One of the standout features of this property is its prime location. It is ideally situated for easy access to the town centre, where you will find a variety of shops, cafes, and amenities. Additionally, excellent bus routes are nearby, making it simple to explore the surrounding areas or visit friends and family. The property benefits from no forward chain, allowing for a smooth and efficient purchasing process. Residents can also enjoy the communal grounds, which provide a lovely outdoor space to unwind, as well as communal parking for added convenience. This flat presents an excellent opportunity for those seeking a low-maintenance lifestyle in a vibrant community. Whether you are looking to downsize or simply wish to enjoy the benefits of a well-located home, this property is well worth considering.

Accommodation -

Communal Entrance Hall: -

Entrance Hall: - Two built in storage cupboards.

Kitchen: - 10'6" x 7'1" (3.19m x 2.15m) Built in oven, built in electric hob, integrated extractor hood, space and plumbing for washing machine, integrated fridge, integrated freezer.

Sitting Room: - 17'6" x 10'6" (5.34m x 3.19m) Wall mounted security entry phone.

Bedroom: - 14'8" x 8'10" (4.47m x 2.69m) Range of fitted furniture incorporating hanging, cupboard and drawer space.

Bathroom: - Comprising bath with shower over, wash hand basin, WC.

Outside - The property sits within communal gardens.

Parking: - There is a communal car park.

Other Information -

Tenure: - Leasehold

Term Of Lease: - 999 years from 1/11/85

Maintenance Charge: - £125 per month

Approximate Age: - 1987

Approximate Area: - 47.8sqm/514sqft

Sellers Position: - No forward chain

Heating: - Electric wall heaters

Windows: - Double glazed windows

Council Tax: - Band B

Local Council: - Eastleigh Borough Council -

Agents Note: - If you have an offer accepted on a property we will need to, by law, conduct Anti Money Laundering Checks. There is a charge of £60 including vat for these checks regardless of the number of buyers involved.

Listed by

Chandler's Ford

Sparks Ellison

Reference: 168124469

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 06/10/2025

Expiry date: 05/10/2035

Current heating cost: £1,360/year

Potential heating cost: £677/year

Est. upgrade cost to C: £8,700

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Floor insulation (solid floor) (£5,000 - £10,000)
High heat retention storage heaters and dual immersion cylinder (£800 - £1,600)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Charlotte Court 20 Portrait.jpg

Charlotte Court 20 Landscape.jpg

EPC Graphs

EE Rating

Price history

135% since 1998

Event	Date	Price	% change
Sold	13/02/2026 (5 months ago)	£135,000	+12.5%
Sold	21/07/2005 (21 years ago)	£120,000	+84.6%
Sold	09/12/1999 (26 years ago)	£64,995	+13%
Sold	08/10/1998 (27 years ago)	£57,500	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
Same street CHARLOTTE COURT FLAT 16 MERDON AVENUE, CHANDLER'S FORD, EASTLEIGH, HAMPSHIRE, SO53 1TZ	£125,000	05/01/2026	Flat
1 - 2 FRYERN ARCADE, CHANDLER'S FORD, EASTLEIGH, HAMPSHIRE, SO53 2DP	£4,900,000	29/12/2023	Other
113 WINCHESTER ROAD, CHANDLER'S FORD, EASTLEIGH, HAMPSHIRE, SO53 2ZA	£1,000,000	25/07/2022	Other
Same street CHARLOTTE COURT FLAT 28 MERDON AVENUE, CHANDLER'S FORD, EASTLEIGH, HAMPSHIRE, SO53 1TZ	£186,000	29/04/2022	Flat

Street average: £155,500 (2 sales)

Area average: £2,950,000 (2 sales)

Capital growth trend

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

5y growth -76.1%

10y growth 60.5%

House Price Index (HM Land Registry — official index, not sold-price averages): Eastleigh. Series: All dwelling types. As of April 2026.

1y (index) -0.4%

5y (index) 8.1%

10y (index) 23%

Rental Range

Estimated market rent for Eastleigh. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,092/mo

Realistic £1,213/mo

Optimistic £1,334/mo

Based on Local Authority from postcode lookup → Eastleigh.

LHA (30th percentile) floor for Southampton: £698/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SO53 1TZ

Address

19 Merdon Avenue

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Kingsway	0.1 miles
Bus stop	Merdon Avenue	0.1 miles
Shop	Ocean World Travel	0.1 miles
Shop	L.A. Dog Grooming	0.1 miles
Train station	Chandler's Ford	0.7 miles
Train station	Eastleigh	1.8 miles
University	Boldrewood Innovation Campus	3.9 miles
University	South Academic Block	4.9 miles
Hospital	Royal South Hants Urgent Treatment Centre	5.5 miles

Street-level crime

Category	Count
Violence and sexual offences	23
Anti-social behaviour	12
Public order	10
Criminal damage and arson	4
Other theft	3
Shoplifting	2
Bicycle theft	1
Burglary	1
Drugs	1
Other crime	1
Total incidents	58

Within 1 mile during May 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Merdon Junior School	Primary	0.1 miles	Good — 2 Jul 2015
Sherborne House School	Other	0.3 miles	— (No rating)
Scantabout Primary School	Primary	0.4 miles	Good — 27 Apr 2015
Fryern Infant School	Primary	0.4 miles	Good — 8 Jan 2015
Chandler's Ford Infant School	Primary	0.4 miles	Good — 5 Jul 2011

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
Studio Flat, Purkess Close, SO53	£925/mo	1	0.24 miles	OpenRent
1 Bed Flat, Oakhill Close, SO53	£925/mo	1	0.57 miles	OpenRent
1 Bed Flat, Winchester Road, SO53	£875/mo	1	0.68 miles	OpenRent
1 Bed Flat, Station Lane, SO53	£875/mo	1	0.73 miles	OpenRent

Average rent: £900/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.64%

Max investor price (0.8%) £112,500

Target investor price (1%) £90,000

Gross yield 7.7%

Cost-to-rent ratio 13×

Monthly cashflow £234/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 6.9%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).

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