# 2 bedroom semi-detached house for sale (SG2 7DS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 86 BOXFIELD GREEN, STEVENAGE, HERTFORDSHIRE SG2 7DS |
| Price | £350,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £346,000 Jan 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 26/10/2030
- **Current heating cost:** £311/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8130-2020-1009-0123-1222)

## Description

A very well presented two bedroom semi detached property within this desirable road in Chells Manor, with access to local facilities, public transport and Stevenage New and Old Towns.

Accommodation comprises of entrance hall, fitted kitchen, sitting room with French doors onto the rear garden. Upstairs are two bedrooms and a family bathroom.  Outside the property has a lawned front garden, with driveway leading up to a garage (Part Converted). To the rear is enclosed mature rear garden with patio area and door to garage. (EPC C - Stevenage Borough Council, Tax Band C)

## Property Photos

- ![DSC09949-81802e4f2101a76bfe8c79735e76571c.jpg](/listings/photos/165417899/819516) - DSC09949-81802e4f2101a76bfe8c79735e76571c.jpg
- ![DSC09919-8711fe92a06c1419a66d6e8e71b41f68.jpg](/listings/photos/165417899/819517) - DSC09919-8711fe92a06c1419a66d6e8e71b41f68.jpg
- ![DSC09922-ee43ad60f76d5900f7d570f35920ce63.jpg](/listings/photos/165417899/819518) - DSC09922-ee43ad60f76d5900f7d570f35920ce63.jpg
- ![DSC09925-48783a3c3807abacc2e3bd27f16ef1b9.jpg](/listings/photos/165417899/819519) - DSC09925-48783a3c3807abacc2e3bd27f16ef1b9.jpg
- ![DSC09928-772ec8fc4ac85ec0fa2502e352a34afc.jpg](/listings/photos/165417899/819520) - DSC09928-772ec8fc4ac85ec0fa2502e352a34afc.jpg
- ![DSC09943-9edf9c5ca1ec35e68dfed924e448e8a3.jpg](/listings/photos/165417899/819521) - DSC09943-9edf9c5ca1ec35e68dfed924e448e8a3.jpg
- ![DSC09931-57ed0ca19ac1030eb40c4485d4e54c97.jpg](/listings/photos/165417899/819522) - DSC09931-57ed0ca19ac1030eb40c4485d4e54c97.jpg
- ![DSC09934-80d47aca07d547ca8ea860706279c4b2.jpg](/listings/photos/165417899/819523) - DSC09934-80d47aca07d547ca8ea860706279c4b2.jpg
- ![DSC09937-d50e9da7c93b6812f937e4b568ccc1ef.jpg](/listings/photos/165417899/819524) - DSC09937-d50e9da7c93b6812f937e4b568ccc1ef.jpg
- ![DSC09946-701a101fab0786e55888805d96192c65.jpg](/listings/photos/165417899/819525) - DSC09946-701a101fab0786e55888805d96192c65.jpg
- ![DSC09940-c37b630ce9af17e92dc849f852fcbb29.jpg](/listings/photos/165417899/819526) - DSC09940-c37b630ce9af17e92dc849f852fcbb29.jpg
- ![DSC09953-af0ea5fc5b2c2caeffc1614fe68e1b5d.jpg](/listings/photos/165417899/819527) - DSC09953-af0ea5fc5b2c2caeffc1614fe68e1b5d.jpg
- ![DSC09951-204edbe43e9deb15ebc5d3cf17e5e7a9.jpg](/listings/photos/165417899/819528) - DSC09951-204edbe43e9deb15ebc5d3cf17e5e7a9.jpg
- ![DSC09952-9a62bd7ad7f9bce9b9905b4b5d3c57bf.jpg](/listings/photos/165417899/819529) - DSC09952-9a62bd7ad7f9bce9b9905b4b5d3c57bf.jpg

## Floorplans

- ![86 Boxfield Green .jpg](/listings/photos/165417899/819530) - 86 Boxfield Green .jpg

## EPC Graphs

- ![EE Rating](/listings/photos/165417899/819531) - EE Rating
- ![EI Rating](/listings/photos/165417899/819532) - EI Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 86 BOXFIELD GREEN, STEVENAGE, HERTFORDSHIRE, SG2 7DS | £346,000 | 26/01/2026 | 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 |
|---------|-------|------|------|
| 114 BOXFIELD GREEN, STEVENAGE, HERTFORDSHIRE, SG2 7DS | £340,000 | 17/04/2026 | Semi-detached |
| 61 MONTFITCHET WALK, STEVENAGE, HERTFORDSHIRE, SG2 7DT | £380,000 | 07/11/2025 | Semi-detached |
| 47 UPLANDS, STEVENAGE, HERTFORDSHIRE, SG2 7DN | £220,000 | 11/12/2023 | Semi-detached |
| 25 HAYFIELD, STEVENAGE, HERTFORDSHIRE, SG2 7JP | £265,000 | 28/07/2023 | Semi-detached |
| 82 AUGUSTUS GATE, STEVENAGE, HERTFORDSHIRE, SG2 7QY | £325,000 | 26/05/2023 | Semi-detached |
| 30 THE PASTURES, STEVENAGE, HERTFORDSHIRE, SG2 7DZ | £315,500 | 12/10/2022 | Semi-detached |
| 52 THE HEDGEROWS, STEVENAGE, HERTFORDSHIRE, SG2 7BW | £450,000 | 23/09/2022 | Semi-detached |
| 32 THE HEDGEROWS, STEVENAGE, HERTFORDSHIRE, SG2 7BW | £545,000 | 20/09/2022 | Semi-detached |
| 57 MONTFITCHET WALK, STEVENAGE, HERTFORDSHIRE, SG2 7DT | £375,000 | 02/09/2022 | Semi-detached |
| 5 AUGUSTUS GATE, STEVENAGE, HERTFORDSHIRE, SG2 7QY | £378,000 | 29/07/2022 | Semi-detached |
| 11 BOXFIELD GREEN, STEVENAGE, HERTFORDSHIRE, SG2 7DR | £425,000 | 26/07/2022 | Semi-detached |
| 67 THE PASTURES, STEVENAGE, HERTFORDSHIRE, SG2 7DF | £310,000 | 06/06/2022 | Semi-detached |
| 55 THE HEDGEROWS, STEVENAGE, HERTFORDSHIRE, SG2 7DQ | £380,000 | 26/05/2022 | Semi-detached |
| 107 THE PASTURES, STEVENAGE, HERTFORDSHIRE, SG2 7DF | £330,000 | 26/05/2022 | Semi-detached |
| 16 MONTFITCHET WALK, STEVENAGE, HERTFORDSHIRE, SG2 7DT | £321,000 | 11/02/2022 | Semi-detached |
| 4 AUGUSTUS GATE, STEVENAGE, HERTFORDSHIRE, SG2 7QY | £365,000 | 22/12/2021 | Semi-detached |
| 87 THE PASTURES, STEVENAGE, HERTFORDSHIRE, SG2 7DF | £375,000 | 30/11/2021 | Semi-detached |
| 21 BOXFIELD GREEN, STEVENAGE, HERTFORDSHIRE, SG2 7DR | £345,000 | 25/10/2021 | Semi-detached |
| 53 THE HEDGEROWS, STEVENAGE, HERTFORDSHIRE, SG2 7DQ | £325,000 | 29/09/2021 | Semi-detached |
| 1 AUGUSTUS GATE, STEVENAGE, HERTFORDSHIRE, SG2 7QY | £385,000 | 17/09/2021 | Semi-detached |

**Area average:** £357,725 (20 sales)

## Price vs local average

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

- **Local average:** £376,318 (22 Semi-detached, SG2, 2024–2026)
- **Deviation:** -7%

## Rental Range

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

- **Low:** £1,283/mo
- **Realistic:** £1,426/mo
- **Optimistic:** £1,569/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £972/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 Terraced House, Chepstow Close, SG1 | £1,700/mo | 2 | 0.55 miles | OpenRent |
| 2 Bed Flat, Admiral Drive, SG1 | £1,500/mo | 2 | 0.71 miles | OpenRent |
| 2 Bed Flat, Admiral Drive, SG1 | £1,500/mo | 2 | 0.75 miles | OpenRent |

**Average rent: £1,567/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £187,500
- **Target investor price (1%):** £150,000

*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 £1,500/mo).*

- **Gross yield:** 5.1%
- **Cost-to-rent:** 19.4×
- **Monthly cashflow:** £-53/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.6%

*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:** £6,604/m²

## Capital growth trend

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

- **5y growth:** -1.2%
- **10y growth:** 26.3%

## House Price Index (HM Land Registry)

*Official index for Stevenage; Semi-detached series; as of April 2026.*

- **1y growth (index):** 4.6%
- **5y growth (index):** 17.9%
- **10y growth (index):** 33.5%

## 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)