# 2 bedroom retirement property for sale (HR8 1SZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 8 UPPERHALL CLOSE, LEDBURY, HEREFORDSHIRE HR8 1SZ |
| Price | £255,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Last sold | £256,000 Jun 2021 |

## Description

The property is situated in a very convenient location a short walk from Ledbury town centre, close to the historic cobbled Church Lane and St Michael and All Angels Parish Church. Ledbury offers a range of facilities and amenities to include shops, post office, many leisure activities, mainline railway station and regular bus service.

Upper Hall Close is a delightful complex specifically designed for the over 60's, offering complete independence but with the reassurance of assisted living if required.

## Property Photos

- ![Photo](/listings/photos/104169929/683915)
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## Floorplans

- ![Floorplan 1](/listings/photos/104169929/684004) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/104169929/684012) - EPC 1

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #6861823
- **Address:** 8 Upperhall Close, LEDBURY, HR8 1SZ
- **Certificate Issued:** 06/10/2009
- **Work Completed:** 11/08/2009
- **Items:** 2 window(s)

### FENSA Certificate #5290569
- **Address:** 8 Upperhall Close, LEDBURY, HR8 1SZ
- **Certificate Issued:** 10/12/2007
- **Work Completed:** 06/11/2007
- **Items:** 2 window(s), 1 door(s)

### FENSA Certificate #4236244
- **Address:** 8 Upperhall Close, LEDBURY, HR8 1SZ
- **Certificate Issued:** 20/11/2006
- **Work Completed:** 02/11/2006
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 UPPERHALL CLOSE, LEDBURY, HEREFORDSHIRE, HR8 1SZ | £256,000 | 04/06/2021 | Terraced |
| 8 UPPERHALL CLOSE, LEDBURY, HEREFORDSHIRE, HR8 1SZ | £205,000 | 21/07/2015 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| PRINCE OF WALES CHURCH LANE, LEDBURY, HEREFORDSHIRE, HR8 1DL | £350,000 | 20/06/2023 | Other |
| THE COACH HOUSE THE STABLES 3 CHURCH STREET, LEDBURY, HEREFORDSHIRE, HR8 1DJ | £700,000 | 05/04/2023 | Other |
| 34 THE HOMEND, LEDBURY, HEREFORDSHIRE, HR8 1BT | £179,000 | 02/09/2022 | Other |
| 23 THE HOMEND, LEDBURY, HEREFORDSHIRE, HR8 1BN | £295,000 | 09/08/2021 | Other |

**Area average:** £381,000 (4 sales)

## Price vs local average

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

- **Local average:** £586,917 (6 Other, HR8, 2024–2026)
- **Deviation:** -56.6%

## Rental Range

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

- **Low:** £728/mo
- **Realistic:** £809/mo
- **Optimistic:** £890/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £598/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 Bungalow, Oakland Drive, HR8 | £930/mo | 2 | 0.57 miles | OpenRent |
| 2 Bed Terraced House, Northdown Close, HR8 | £850/mo | 2 | 0.58 miles | OpenRent |

**Average rent: £890/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.35% (weak for cashflow)
- **Max investor price (0.8%):** £111,250
- **Target investor price (1%):** £89,000

*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 £890/mo).*

- **Gross yield:** 4.2%
- **Cost-to-rent:** 23.9×
- **Monthly cashflow:** £-228/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.7%

*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:** 22.5%
- **10y growth:** 271%

## House Price Index (HM Land Registry)

*Official index for Herefordshire; All dwelling types series; as of March 2026.*

- **1y growth (index):** -0.6%
- **5y growth (index):** 16.8%
- **10y growth (index):** 38.3%

## 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)