# 4 bedroom detached house for sale (SP11 7QW)

## Property Details

| Key | Value |
|-----|-------|
| Address | SCHOOL HOUSE, ANDOVER, UPPER CLATFORD, HAMPSHIRE SP11 7QW |
| Price | £475,000 |
| Bedrooms | 4 |
| Bathrooms | 1 |
| Construction age | England and Wales: before 1900 |
| Floor area | 147 m² |
| Last sold | £460,000 Aug 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 07/04/2024 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £1,376/year
- **Est. upgrade cost to C:** £22,678

### Recommendations
- A (£100 - £350)
- W (£800 - £1,200)
- C (£15 - £30)
- E (£30)
- N (£4,000 - £6,000)
- O (£3,300 - £6,500)
- U (£9,000 - £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8314-7924-2020-9188-9902)

## Description

A pretty detached 4 bedroom brick and flint fronted cottage quietly and centrally situated in the popular village of Upper Clatford with attractive gardens and rural views including single garage.

A pretty detached 4 bedroom brick and flint fronted cottage, quietly and centrally situated in the popular village of Upper Clatford. Offering period character and charm, the accommodation comprises on the ground floor a generous size sitting room with log burner, steps up to a large beamed ceiling kitchen and dining room, which leads into a study and in turn a useful downstairs cloakroom. Upstairs provides 3 double bedrooms and an additional 4th bedroom with fitted wardrobes, plus a good sized bathroom. Outside are attractive gardens to the front and rear, with a delightful aspect of countryside views, and a single garage.

Upper Clatford is an extremely picturesque village situated in the Anton Valley. There are a wealth of thatched cottages all set within a convenient location close to open countryside, Andover Town and the A303. The village has an attractive thatched pub, beautiful and tranquil 12th century church set beside a water meadow and thriving village hall with numerous community groups. Nearby Goodworth Clatford has a village primary school and popular village store.

## Property Photos

- ![Ph1_1889622.jpg](/listings/photos/87424598/1353211) - Ph1_1889622.jpg
- ![Ph11_1889632.jpg](/listings/photos/87424598/1353212) - Ph11_1889632.jpg
- ![Ph13_1889634.jpg](/listings/photos/87424598/1353213) - Ph13_1889634.jpg
- ![Ph14_1889635.jpg](/listings/photos/87424598/1353214) - Ph14_1889635.jpg
- ![Ph10_1889631.jpg](/listings/photos/87424598/1353215) - Ph10_1889631.jpg
- ![Ph6_1889627.jpg](/listings/photos/87424598/1353216) - Ph6_1889627.jpg
- ![Ph12_1889633.jpg](/listings/photos/87424598/1353217) - Ph12_1889633.jpg
- ![Ph8_1889629.jpg](/listings/photos/87424598/1353218) - Ph8_1889629.jpg
- ![Ph7_1889628.jpg](/listings/photos/87424598/1353219) - Ph7_1889628.jpg
- ![Ph9_1889630.jpg](/listings/photos/87424598/1353220) - Ph9_1889630.jpg
- ![Ph2_1889623.jpg](/listings/photos/87424598/1353221) - Ph2_1889623.jpg
- ![Ph3_1889624.jpg](/listings/photos/87424598/1353222) - Ph3_1889624.jpg
- ![Ph4_1889625.jpg](/listings/photos/87424598/1353223) - Ph4_1889625.jpg
- ![Ph5_1889626.jpg](/listings/photos/87424598/1353224) - Ph5_1889626.jpg

## Floorplans

- ![Final_606165_Upper-Clatford-_021219085122215.jpg](/listings/photos/87424598/1353225) - Final_606165_Upper-Clatford-_021219085122215.jpg
- ![Final_606165_Upper-Clatford-_021219085124771.jpg](/listings/photos/87424598/1353226) - Final_606165_Upper-Clatford-_021219085124771.jpg
- ![Final_606165_Upper-Clatford-_021219085127429.jpg](/listings/photos/87424598/1353227) - Final_606165_Upper-Clatford-_021219085127429.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/87424598/1353228) - EE Rating
- ![EI Rating](/listings/photos/87424598/1353229) - EI Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| SCHOOL HOUSE, UPPER CLATFORD, ANDOVER, TEST VALLEY, HAMPSHIRE, SP11 7QW | £460,000 | 27/08/2021 | Detached |
| SCHOOL HOUSE, UPPER CLATFORD, ANDOVER, TEST VALLEY, HAMPSHIRE, SP11 7QW | £205,000 | 07/08/1998 | 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 |
|---------|-------|------|------|
| 2 THATCHED COTTAGES, UPPER CLATFORD, ANDOVER, TEST VALLEY, HAMPSHIRE, SP11 7QR | £365,000 | 07/06/2022 | Detached |
| COB BARN COTTAGE, UPPER CLATFORD, ANDOVER, TEST VALLEY, HAMPSHIRE, SP11 7QS | £950,000 | 28/04/2022 | Detached |
| DORSET HOUSE, UPPER CLATFORD, ANDOVER, TEST VALLEY, HAMPSHIRE, SP11 7PS | £760,000 | 03/12/2021 | Detached |
| ASH GROVE, UPPER CLATFORD, ANDOVER, TEST VALLEY, HAMPSHIRE, SP11 7PS | £805,000 | 29/10/2021 | Detached |
| TWYNEHAM HOUSE, UPPER CLATFORD, ANDOVER, TEST VALLEY, HAMPSHIRE, SP11 7PS | £920,000 | 25/08/2021 | Detached |

**Area average:** £760,000 (5 sales)

## Price vs local average

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

- **Local average:** £534,906 (45 Detached, SP11, 2024–2026)
- **Deviation:** -11.2%

## Rental Range

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

- **Low:** £1,094/mo
- **Realistic:** £1,215/mo
- **Optimistic:** £1,337/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,396/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 |
|------|------|------|------|------|
| 4 Bed End Terrace, Wykeham Court, SP10 | £2,000/mo | 4 | 1.24 miles | OpenRent |

**Average rent: £2,000/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.42% (weak for cashflow)
- **Max investor price (0.8%):** £250,000
- **Target investor price (1%):** £200,000

*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 £2,000/mo).*

- **Gross yield:** 5.1%
- **Cost-to-rent:** 19.8×
- **Monthly cashflow:** £-96/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.8%

*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:** £3,231/m²

## Capital growth trend

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

- **5y growth:** 5.2%
- **10y growth:** 21.2%

## House Price Index (HM Land Registry)

*Official index for Test Valley; Detached series; as of April 2026.*

- **1y growth (index):** -0.8%
- **5y growth (index):** 15.4%
- **10y growth (index):** 35%

## 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)