Sold STC Flat

4 CHARLEDOWN CLOSE

BASINGSTOKE, OVERTON, HAMPSHIRE RG25 3LW

2 beds 1 baths 657 sq ft Listed 14 Oct 2016 (-3542d)

£177,000

Reduced on 17 Feb 2017

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# 2 bedroom flat for sale (RG25 3LW)

## Property Details

| Key | Value |
|-----|-------|
| Address | 4 CHARLEDOWN CLOSE, BASINGSTOKE, OVERTON, HAMPSHIRE RG25 3LW |
| Price | £177,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1967-1975 |
| Floor area | 61 m² |
| Last sold | £86,500 Sep 2001 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 12/10/2026
- **Current heating cost:** £562/year
- **Est. upgrade cost to C:** £3,250

### Recommendations
- I (£2,200 - £3,000)
- T2 (£400 - £900)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9344-2877-7502-9896-4391)

## Description

CHARLEDOWN CLOSE OVERTON  RG25 3LW

All measurements are approximate

A two bedroom first floor flat with modern kitchen and bathroom, living room, outside storage and well enclosed garden. Situated on the edge of the village a short distance from the local shop, the village has a good choice of small shops, small supermarket, primary school, pubs and restaurant, sports and recreational facilities. From the centre there are regular bus services to Basingstoke, Andover and the cathedral city of Winchester. The mainline railway station has fast services to London Waterloo via Basingstoke and Salisbury to the West Country. The A303 is only a short drive away linking London M3 (M25) with Southampton to the West Country. THIS PROPERTY OFFERS A NO CHAIN SITUATION.

ACCOMMODATION COMPRISES

COMMUNAL FRONT DOOR To communal entrance hall with storage cupboard, stair to the first floor.

FRONT DOOR To:-

LIVING ROOM About 14'6"x 13'3" Radiator, power points, television point, double glazed window.

KITCHEN About 12'6"x 9'6" Acrylic single drainer sink unit set in a rolled edge work surface with cupboards and drawers under, matching wall cupboards, plumbing for washing machine, integrated fridge freezer, built in oven and hob, deep storage cupboard, radiator, power points, double glazed window.

INNER HALLWAY

BEDROOM ONE About 12'2"x 11' Radiator, power points built in furniture around the bed plus built in wardrobe, airing cupboard, double glazed window.

BEDROOM TWO About 12'2"x 8'9" Radiator, power points, double glazed window.

BATHROOM Corner bath with shower mixer taps, shower cubicle, close coupled WC, pedestal wash hand basin, radiator, double glazed window.

OUTSIDE AND GARDEN There is an open plan garden to the front laid to grass and an enclosed garden to the rear, brick built garden shed.

LEASEHOLD 125 Years from 1982 91 Years Left   Service Charge and Ground Rent £483.66 ( 1st April 2015 - 31 March 2016 )

SERVICES All main services.        Gas central heating

COUNCIL TAX We understand from the Valuation Office Agency that the property is in tax band 'B'.

VIEWING Only by appointment with Parnell Jordy & Harvey, 5 Winchester Street, Overton, Basingstoke, RG25 3HR.

FOLIO 14625                                 RB111016

## Property Photos

- ![Photo](/listings/photos/44883804/738833)
- ![Photo](/listings/photos/44883804/738835)
- ![Photo](/listings/photos/44883804/738839)
- ![Photo](/listings/photos/44883804/738842)
- ![Photo](/listings/photos/44883804/738845)
- ![Photo](/listings/photos/44883804/738846)
- ![Photo](/listings/photos/44883804/738848)

## EPC Graphs

- ![EPC 1](/listings/photos/44883804/738850) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 4 CHARLEDOWN CLOSE, OVERTON, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG25 3LW | £86,500 | 19/09/2001 | Detached |
| 4 CHARLEDOWN CLOSE, OVERTON, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG25 3LW | £69,000 | 22/08/2000 | Detached |

## 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] 23 FLAT 1 CHARLEDOWN CLOSE, OVERTON, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG25 3LW | £155,000 | 16/12/2022 | Flat |
| [Same street] 6 CHARLEDOWN CLOSE, OVERTON, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG25 3LW | £198,000 | 27/06/2022 | Flat |
| 80 WOODLANDS, OVERTON, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG25 3HW | £179,000 | 10/06/2022 | Flat |
| [Same street] 23 FLAT 1 CHARLEDOWN CLOSE, OVERTON, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG25 3LW | £5,000 | 31/03/2022 | Other |

**Street average:** £119,333 (3 sales)
**Area average:** £179,000 (1 sale)

## Price vs local average

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

- **Local average:** £175,000 (1 Flat, RG25, 2024–2026)
- **Deviation:** +1.1%

## Rental Range

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

- **Low:** £1,185/mo
- **Realistic:** £1,317/mo
- **Optimistic:** £1,449/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £947/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, Winchester Street, RG25 | £1,400/mo | 2 | 0.3 miles | OpenRent |

**Average rent: £1,400/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.79% (weak for cashflow)
- **Max investor price (0.8%):** £175,000
- **Target investor price (1%):** £140,000

*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 £1,400/mo).*

- **Gross yield:** 9.5%
- **Cost-to-rent:** 10.5×
- **Monthly cashflow:** £538/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 12.6%

*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:** £2,902/m²

## Capital growth trend

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

- **10y growth:** 22.4%

## House Price Index (HM Land Registry)

*Official index for Basingstoke and Deane; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -1.8%
- **5y growth (index):** 7.3%
- **10y growth (index):** 12.8%

## 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)

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Property details

Tenure

LEASEHOLD

Floor area

61 m²

EPC rating

Year built

England and Wales: 1967-1975

Last sold

£86,500 Sep 2001

Price per m²

£2,902/m²

Local average

£175,000 (+1.1%)

Deprivation

Decile 9 (28,474 of 33,755)

Street crime

9 incidents within 1 mile (Apr 2026)

Key features

No Chain
Edge of the Village
Ideal First Time Purchase

Additional details

Heating: Double glazing, Gas central
Parking: Yes
Garden: Rear garden

Description

CHARLEDOWN CLOSE OVERTON RG25 3LW
All measurements are approximate

A two bedroom first floor flat with modern kitchen and bathroom, living room, outside storage and well enclosed garden. Situated on the edge of the village a short distance from the local shop, the village has a good choice of small shops, small supermarket, primary school, pubs and restaurant, sports and recreational facilities. From the centre there are regular bus services to Basingstoke, Andover and the cathedral city of Winchester. The mainline railway station has fast services to London Waterloo via Basingstoke and Salisbury to the West Country. The A303 is only a short drive away linking London M3 (M25) with Southampton to the West Country. THIS PROPERTY OFFERS A NO CHAIN SITUATION.

ACCOMMODATION COMPRISES

COMMUNAL FRONT DOOR To communal entrance hall with storage cupboard, stair to the first floor.

FRONT DOOR To:-

LIVING ROOM About 14'6"x 13'3" Radiator, power points, television point, double glazed window.

KITCHEN About 12'6"x 9'6" Acrylic single drainer sink unit set in a rolled edge work surface with cupboards and drawers under, matching wall cupboards, plumbing for washing machine, integrated fridge freezer, built in oven and hob, deep storage cupboard, radiator, power points, double glazed window.

INNER HALLWAY

BEDROOM ONE About 12'2"x 11' Radiator, power points built in furniture around the bed plus built in wardrobe, airing cupboard, double glazed window.

BEDROOM TWO About 12'2"x 8'9" Radiator, power points, double glazed window.

BATHROOM Corner bath with shower mixer taps, shower cubicle, close coupled WC, pedestal wash hand basin, radiator, double glazed window.

OUTSIDE AND GARDEN There is an open plan garden to the front laid to grass and an enclosed garden to the rear, brick built garden shed.

LEASEHOLD 125 Years from 1982 91 Years Left Service Charge and Ground Rent £483.66 ( 1st April 2015 - 31 March 2016 )

SERVICES All main services. Gas central heating

COUNCIL TAX We understand from the Valuation Office Agency that the property is in tax band 'B'.

VIEWING Only by appointment with Parnell Jordy & Harvey, 5 Winchester Street, Overton, Basingstoke, RG25 3HR.

FOLIO 14625 RB111016

Listed by

Overton

Parnell Jordy & Harvey

Reference: 44883804

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 13/10/2016

Expiry date: 12/10/2026

Current heating cost: £562/year

Potential heating cost: £509/year

Est. upgrade cost to C: £3,250

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

Recommendations

Replace boiler with new condensing boiler (£2,200 - £3,000)
Flue gas heat recovery in conjunction with boiler (£400 - £900)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

EPC Graphs

EPC 1

Price history

25% since 2000

Event	Date	Price	% change
Sold	19/09/2001 (24 years ago)	£86,500	+25.4%
Sold	22/08/2000 (25 years ago)	£69,000	—

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 23 FLAT 1 CHARLEDOWN CLOSE, OVERTON, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG25 3LW	£155,000	16/12/2022	Flat
Same street 6 CHARLEDOWN CLOSE, OVERTON, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG25 3LW	£198,000	27/06/2022	Flat
80 WOODLANDS, OVERTON, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG25 3HW	£179,000	10/06/2022	Flat
Same street 23 FLAT 1 CHARLEDOWN CLOSE, OVERTON, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG25 3LW	£5,000	31/03/2022	Other

Street average: £119,333 (3 sales)

Area average: £179,000 (1 sale)

Capital growth trend

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

10y growth 22.4%

House Price Index (HM Land Registry — official index, not sold-price averages): Basingstoke and Deane. Series: Flats and maisonettes. As of March 2026.

1y (index) -1.8%

5y (index) 7.3%

10y (index) 12.8%

Rental Range

Estimated market rent for Basingstoke and Deane. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,185/mo

Realistic £1,317/mo

Optimistic £1,449/mo

Based on Local Authority from postcode lookup → Basingstoke and Deane.

LHA (30th percentile) floor for Basingstoke: £947/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View RG25 3LW

Nearby

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

Type	Name	Distance
Shop	Spar	0.2 miles
Bus stop	Harvey's Field	0.3 miles
Shop	Co-op Food	0.4 miles
Train station	Overton	1.1 miles
Train station	Whitchurch	3.1 miles
Hospital	Coronary Care Unit (CCU) and Cardiology Ward	7.4 miles
Hospital	Andover War Memorial Hospital	9.9 miles

Street-level crime

Category	Count
Shoplifting	3
Violence and sexual offences	3
Anti-social behaviour	1
Burglary	1
Public order	1
Total incidents	9

Within 1 mile during Apr 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
Overton Church of England Primary School	Primary	0.6 miles	Outstanding — 9 Sep 2014
Whitchurch Church of England Primary School	Primary	2.9 miles	Good — 16 Feb 2011
Testbourne Community School	Secondary	3.1 miles	Good — 24 Jan 2024
North Waltham Primary School	Primary	3.5 miles	Good — 4 Sep 2012

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, Winchester Street, RG25	£1,400/mo	2	0.3 miles	OpenRent

Average rent: £1,400/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.79%

Max investor price (0.8%) £175,000

Target investor price (1%) £140,000

Gross yield 9.5%

Cost-to-rent ratio 10.5×

Monthly cashflow £538/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 12.6%

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).