Sold STC Land

22 HARWICH ROAD

COLCHESTER, ARDLEIGH, ESSEX CO7 7LS

3 beds 2 baths 132 m² Listed 10 Jan 2025 (-516d)

£450,000

Guide Price

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# Land for sale (CO7 7LS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 22 HARWICH ROAD, COLCHESTER, ARDLEIGH, ESSEX CO7 7LS |
| Price | £450,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Last sold | £428,000 Jan 2021 |

## Description

**Further Information** - Tenure - Freehold

Council tax on the lodge - Tendring Band A

Mains Water, Sewerage and Electricity

Oil fired central heating

Lodge is centrally heated via bottles gas

Foundations for the property have been laid and assessed by a local structural engineering firm. Documentation is available upon request. It is believed that this represents a significant step in the construction process.

**The Area** - Ardleigh is a small village in the Tendring district and is amidst arguably the prettiest countryside in Essex. With a village shop, a highly regarded gastro pub and a fantastic local village school, Ardleigh has local amenities within walking distance.  Perfectly located between the peaceful Dedham Vale (AONB) and the thriving city of Colchester, giving you easy access to the best of both worlds and an abundance of high street shops, eateries, entertainment and leisure facilities only a short drive away. Ardleigh has excellent transport links via the A12 and A120, whilst also being a short drive from Colchester or Manningtree Mainline Station, making the daily commute effortless. Additionally, there is a regular bus service to Colchester, Manningtree and Harwich.

## Property Photos

- ![Entrance](/listings/photos/156722759/519092) - Entrance
- ![Plot](/listings/photos/156722759/519093) - Plot
- ![Plot](/listings/photos/156722759/519098) - Plot
- ![Plot](/listings/photos/156722759/519101) - Plot
- ![Stables](/listings/photos/156722759/519103) - Stables

## Floorplans

- ![Ground Floor](/listings/photos/156722759/519107) - Ground Floor
- ![1st Floor](/listings/photos/156722759/519110) - 1st Floor
- ![Ofcom Phone and Internet Signal](/listings/photos/156722759/519113) - Ofcom Phone and Internet Signal

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #12857472
- **Address:** 22 Harwich Road, Ardleigh, CO7 7LS
- **Certificate Issued:** 28/10/2020
- **Work Completed:** 20/02/2018
- **Items:** 5 window(s), 2 door(s)

### FENSA Certificate #12987298
- **Address:** 22 Harwich Road, Ardleigh, CO7 7LS
- **Certificate Issued:** 11/06/2018
- **Work Completed:** 16/05/2018
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 22 HARWICH ROAD, ARDLEIGH, COLCHESTER, TENDRING, ESSEX, CO7 7LS | £428,000 | 28/01/2021 | Semi-detached |
| 22 HARWICH ROAD, ARDLEIGH, COLCHESTER, TENDRING, ESSEX, CO7 7LS | £390,000 | 24/01/2018 | 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] 25 HARWICH ROAD, ARDLEIGH, COLCHESTER, TENDRING, ESSEX, CO7 7LS | £450,000 | 08/06/2023 | Semi-detached |
| 12 COGGESHALL ROAD, ARDLEIGH, COLCHESTER, TENDRING, ESSEX, CO7 7LP | £560,000 | 02/12/2022 | Other |

**Street average:** £450,000 (1 sale)
**Area average:** £560,000 (1 sale)

## Price vs local average

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

- **Local average:** £612,003 (6 Other, CO7, 2024–2026)
- **Deviation:** -26.5%

## Rental Range

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

- **Low:** £945/mo
- **Realistic:** £1,050/mo
- **Optimistic:** £1,155/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £798/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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Harwich Road, CO11 | £1,600/mo | 3 | 0.93 miles | OpenRent |

**Average rent: £1,600/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.36% (weak for cashflow)
- **Max investor price (0.8%):** £200,000
- **Target investor price (1%):** £160,000

*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 £1,600/mo).*

- **Gross yield:** 4.3%
- **Cost-to-rent:** 23.4×
- **Monthly cashflow:** £-357/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.3%

*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).*

## Capital growth trend

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

- **5y growth:** 67.2%

## House Price Index (HM Land Registry)

*Official index for Tendring; All dwelling types series; as of March 2026.*

- **1y growth (index):** -2.8%
- **5y growth (index):** 9.1%
- **10y growth (index):** 38.2%

## 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)

Entrance Plot Plot Plot Stables

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Property details

Tenure

FREEHOLD

Floor area

132 m²

Last sold

£428,000 Jan 2021

Local average

£612,003 (-26.5%)

Deprivation

Decile 8 (26,363 of 33,755)

Street crime

7 incidents within 1 mile (Apr 2026)

Key features

TDC Planning Ref: 19/00297/FUL
Approx 1.5 Acres
Circa 2,300 sq.ft
Outbuildings / Stables
Accomodation on site

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Oil
Parking: Off street

Description

A unique opportunity to purchase a lovely 1.55-acre plot with a 3-bedroom lodge needing renovation/ repair. The lodge has lawful residency and there is also permission to replace it with a permanent replacement dwelling. (This has been started but could be reinstated). Also on site are 3 old stables, a tack room/4th stable and a small barn 15 x 30 ft. A ménage in need of renovation and a borehole. Set back Approximately 100m from the main road with bus route and approximately 3 miles to Manningtree mainline station.

Further Information - Tenure - Freehold
Council tax on the lodge - Tendring Band A
Mains Water, Sewerage and Electricity
Oil fired central heating
Lodge is centrally heated via bottles gas

Foundations for the property have been laid and assessed by a local structural engineering firm. Documentation is available upon request. It is believed that this represents a significant step in the construction process.

The Area - Ardleigh is a small village in the Tendring district and is amidst arguably the prettiest countryside in Essex. With a village shop, a highly regarded gastro pub and a fantastic local village school, Ardleigh has local amenities within walking distance. Perfectly located between the peaceful Dedham Vale (AONB) and the thriving city of Colchester, giving you easy access to the best of both worlds and an abundance of high street shops, eateries, entertainment and leisure facilities only a short drive away. Ardleigh has excellent transport links via the A12 and A120, whilst also being a short drive from Colchester or Manningtree Mainline Station, making the daily commute effortless. Additionally, there is a regular bus service to Colchester, Manningtree and Harwich.

Listed by

Colchester

Gyles & Rose Limited

Reference: 156722759

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Ground Floor

1st Floor

Ofcom Phone and Internet Signal

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #12857472

Property Details

Street: 22 Harwich Road

Town: Ardleigh

Postcode: CO7 7LS

Installation Details

Items: 5 windows and 2 doors

Certificate Issued: 28/10/2020

Work Completed: 20/02/2018

This certificate data was retrieved from FENSA's database

FENSA Certificate #12987298

Property Details

Street: 22 Harwich Road

Town: Ardleigh

Postcode: CO7 7LS

Installation Details

Items: 1 window

Certificate Issued: 11/06/2018

Work Completed: 16/05/2018

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

10% since 2018

Event	Date	Price	% change
Sold	28/01/2021 (5 years ago)	£428,000	+9.7%
Sold	24/01/2018 (8 years ago)	£390,000	—

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 25 HARWICH ROAD, ARDLEIGH, COLCHESTER, TENDRING, ESSEX, CO7 7LS	£450,000	08/06/2023	Semi-detached
12 COGGESHALL ROAD, ARDLEIGH, COLCHESTER, TENDRING, ESSEX, CO7 7LP	£560,000	02/12/2022	Other

Street average: £450,000 (1 sale)

Area average: £560,000 (1 sale)

Capital growth trend

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

5y growth 67.2%

House Price Index (HM Land Registry — official index, not sold-price averages): Tendring. Series: All dwelling types. As of March 2026.

1y (index) -2.8%

5y (index) 9.1%

10y (index) 38.2%

Rental Range

Estimated market rent for Tendring. Low = conservative, Realistic = average, Optimistic = best case.

Low £945/mo

Realistic £1,050/mo

Optimistic £1,155/mo

Based on Local Authority from postcode lookup → Tendring.

LHA (30th percentile) floor for Ipswich: £798/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View CO7 7LS

Nearby

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

Type	Name	Distance
Bus stop	Home Farm Lane	0.0 miles
Shop	Totally Clips	0.6 miles
Shop	Andrew Ablett Servicing & Repairs	0.6 miles
Train station	Manningtree	2.4 miles
Train station	Mistley	3.7 miles
University	University of Essex	4.4 miles
Hospital	Colchester General Hospital	4.4 miles
University	The Meadows	4.5 miles
Hospital	Chavasse V C House	6.2 miles

Street-level crime

Category	Count
Burglary	2
Public order	2
Anti-social behaviour	1
Other theft	1
Violence and sexual offences	1
Total incidents	7

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
Ardleigh St Mary's Church of England Primary Academy	Primary	0.8 miles	Requires improvement — 21 Nov 2022
Dedham Church of England Voluntary Controlled Primary School	Primary	1.5 miles	Good — 24 Jun 2024
Lawford Church of England Voluntary Aided Primary School	Primary	2.2 miles	Good — 8 May 2022
Langham Primary School	Primary	2.3 miles	Good — 14 Dec 2023
Manningtree High School	Secondary	2.5 miles	Good — 12 Jan 2015

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
3 Bed Semi-Detached House, Harwich Road, CO11	£1,600/mo	3	0.93 miles	OpenRent

Average rent: £1,600/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

This street 4.3% gross yield avg £450,000 sale, £1,600/mo rent

Rent ratio 0.36%

Max investor price (0.8%) £200,000

Target investor price (1%) £160,000

Gross yield 4.3%

Cost-to-rent ratio 23.4×

Monthly cashflow £-357/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -3.3%

This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
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).

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