# 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)