# 3 bedroom semi-detached house for sale (CT6 7GS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 46 BUTTERFLY AVENUE, HERNE BAY, KENT CT6 7GS |
| Price | £350,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | C |
| Last sold | £379,995 Oct 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 30/07/2033
- **Current heating cost:** £366/year
- **Est. upgrade cost to C:** £5,000

### Recommendations
- N (£4,000 - £6,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0330-3199-5030-2377-7585)

## Description

GUIDE PRICE £350,000-£370,000

Situated on the popular Oxenden Park development by Bellway, this modern three-bedroom semi-detached home, built in 2023, offers stylish and well-balanced accommodation ideal for families, professionals, or those seeking a turnkey property on the outskirts of Herne Bay.

The ground floor is arranged around a welcoming entrance hall with a convenient cloakroom/WC and storage, leading through to a bright and comfortable lounge. To the rear, the heart of the home is the impressive open-plan kitchen/dining room, thoughtfully designed for modern living and entertaining, with ample worktop space and direct access to the garden via double doors.

Upstairs, the property boasts three well-proportioned bedrooms, including a generous principal bedroom with master en-suite shower room. The accommodation is served by a modern family bathroom.

Externally, the home benefits from a west-facing rear garden, which is not overlooked and is mostly laid to lawn, making it ideal for children, entertaining, or simply enjoying afternoon and evening sunshine. The property enjoys a pleasant position within the development and benefits from the remainder of the NHBC warranty.

Oxenden Park is ideally positioned on the outskirts of Herne Bay, offering easy access to a range of highly regarded local schools, amenities, and transport links, while still being within reach of the town centre, seafront, and countryside walks.

A superb opportunity to acquire a nearly new home in a sought-after location – early viewing is highly recommended.

Identification Checks

If an offer is accepted on a property marketed by Miles & Barr, all purchasers are required to complete ID verification checks. This is a legal obligation under Anti-Money Laundering Regulations. We use a specialist third-party company to carry out these checks. The fee is £60 (including VAT) per person or £120 (including VAT) if purchasing under a company name, payable once the offer is agreed and before the sales memorandum is issued. Please note that this charge is non-refundable.

Location

Herne Bay is a popular coastal town benefiting from a range of local amenities including retail outlets and educational facilities. There are also a good range of leisure amenities including rowing, sailing and yacht clubs along with a swimming pool, theatre and cinema. The mainline railway station (approximately 1 mile distant) offers fast and frequent links to London (Victoria approximately 85mins) as well as the high speed service to London (St Pancras approximately 87mins). The town also offers excellent access to the A299 which gives access to the A2/ M2 motorway network. The picturesque town of Whitstable is only 5 miles distant which also enjoys a variety of shopping, educational and leisure amenities including sailing, water sports and bird watching, as well as the seafood restaurants for which it has become renowned. The City of Canterbury is approximately eight miles distant with its Cathedral, theatre and cultural amenities, as well as benefiting from excellent public and state schools. The City also boasts the facilities of a major shopping centre enjoying a range of mainstream retail outlets as well as many individual shops.

## Property Photos

- ![Picture 1](/listings/photos/170409785/253341) - Picture 1
- ![Picture 2](/listings/photos/170409785/253342) - Picture 2
- ![Picture 3](/listings/photos/170409785/253343) - Picture 3
- ![Picture 4](/listings/photos/170409785/253344) - Picture 4
- ![Picture 5](/listings/photos/170409785/253345) - Picture 5
- ![Picture 6](/listings/photos/170409785/253346) - Picture 6
- ![Picture 7](/listings/photos/170409785/253347) - Picture 7
- ![Picture 8](/listings/photos/170409785/253348) - Picture 8
- ![Picture 9](/listings/photos/170409785/253349) - Picture 9
- ![Picture 10](/listings/photos/170409785/253350) - Picture 10
- ![Picture 11](/listings/photos/170409785/253351) - Picture 11
- ![Picture 12](/listings/photos/170409785/253352) - Picture 12
- ![Picture 13](/listings/photos/170409785/253353) - Picture 13
- ![Picture 14](/listings/photos/170409785/253354) - Picture 14

## Floorplans

- ![Picture 15](/listings/photos/170409785/253355) - Picture 15

## EPC Graphs

- ![Picture 16](/listings/photos/170409785/253356) - Picture 16

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 46 BUTTERFLY AVENUE, HERNE BAY, CANTERBURY, KENT, CT6 7GS | £379,995 | 27/10/2023 | Semi-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] 45 BUTTERFLY AVENUE, HERNE BAY, CANTERBURY, KENT, CT6 7GS | £339,000 | 15/12/2023 | Semi-detached |
| 14 COULTER ROAD, HERNE BAY, CANTERBURY, KENT, CT6 7RH | £250,000 | 06/11/2023 | Semi-detached |
| 3 HAWKS ROAD, HERNE BAY, CANTERBURY, KENT, CT6 7ST | £350,000 | 03/11/2023 | Semi-detached |
| [Same street] 47 BUTTERFLY AVENUE, HERNE BAY, CANTERBURY, KENT, CT6 7GS | £401,846 | 27/10/2023 | Detached |
| [Same street] 11 BUTTERFLY AVENUE, HERNE BAY, CANTERBURY, KENT, CT6 7GS | £321,146 | 20/10/2023 | Semi-detached |
| [Same street] 1 BUTTERFLY AVENUE, HERNE BAY, CANTERBURY, KENT, CT6 7GS | £496,995 | 25/08/2023 | Detached |
| [Same street] 5 BUTTERFLY AVENUE, HERNE BAY, CANTERBURY, KENT, CT6 7GS | £489,995 | 18/08/2023 | Detached |
| [Same street] 7 BUTTERFLY AVENUE, HERNE BAY, CANTERBURY, KENT, CT6 7GS | £489,995 | 18/08/2023 | Detached |
| [Same street] 8 BUTTERFLY AVENUE, HERNE BAY, CANTERBURY, KENT, CT6 7GS | £489,995 | 28/07/2023 | Detached |
| [Same street] 4 BUTTERFLY AVENUE, HERNE BAY, CANTERBURY, KENT, CT6 7GS | £449,995 | 24/07/2023 | Detached |
| [Same street] 3 BUTTERFLY AVENUE, HERNE BAY, CANTERBURY, KENT, CT6 7GS | £364,995 | 24/07/2023 | Semi-detached |
| [Same street] 6 BUTTERFLY AVENUE, HERNE BAY, CANTERBURY, KENT, CT6 7GS | £446,995 | 19/07/2023 | Detached |
| 78 CORNWALL ROAD, HERNE BAY, CANTERBURY, KENT, CT6 7SX | £315,000 | 28/10/2022 | Semi-detached |
| 32 WRENTHAM AVENUE, HERNE BAY, CANTERBURY, KENT, CT6 7UU | £320,000 | 26/10/2022 | Semi-detached |
| 15 WRENTHAM AVENUE, HERNE BAY, CANTERBURY, KENT, CT6 7UU | £320,000 | 19/05/2022 | Semi-detached |
| 106 CORNWALL ROAD, HERNE BAY, CANTERBURY, KENT, CT6 7SX | £285,000 | 08/04/2022 | Semi-detached |
| 23 CLARE DRIVE, GREENHILL, HERNE BAY, CANTERBURY, KENT, CT6 7QU | £310,000 | 02/12/2021 | Semi-detached |
| 84 CORNWALL ROAD, HERNE BAY, CANTERBURY, KENT, CT6 7SX | £260,000 | 08/10/2021 | Semi-detached |
| 22 ROWLAND DRIVE, HERNE BAY, CANTERBURY, KENT, CT6 7SA | £290,000 | 27/09/2021 | Semi-detached |
| 13 WOODLAND ROAD, HERNE BAY, CANTERBURY, KENT, CT6 7RL | £310,000 | 30/07/2021 | Semi-detached |

**Street average:** £429,096 (10 sales)
**Area average:** £301,000 (10 sales)

## Price vs local average

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

- **Local average:** £323,725 (41 Semi-detached, CT6, 2024–2026)
- **Deviation:** +8.1%

## Rental Range

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

- **Low:** £1,273/mo
- **Realistic:** £1,414/mo
- **Optimistic:** £1,555/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Colchester (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 |
|------|------|------|------|------|
| [Leighdom House, High Street, Herne Bay, CT6](http://87.117.209.195:8080/listings/3ec9dcc) | £1,100/mo | 3 | 1.55 miles | Rightmove |

**Average rent: £1,100/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.31% (weak for cashflow)
- **Max investor price (0.8%):** £137,500
- **Target investor price (1%):** £110,000

*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 £1,100/mo).*

- **Gross yield:** 3.8%
- **Cost-to-rent:** 26.5×
- **Monthly cashflow:** £-413/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.9%

*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:** £3,723/m²

## Capital growth trend

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

- **5y growth:** 2.5%
- **10y growth:** 29.3%

## House Price Index (HM Land Registry)

*Official index for South East; Semi-detached series; as of March 2026.*

- **1y growth (index):** 1.4%
- **5y growth (index):** 14.5%
- **10y growth (index):** 31.1%

## 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)