# 2 bedroom terraced house for sale (BA13 4HS) ## Property Details | Key | Value | |-----|-------| | Address | 25 PAXMANS ROAD, WESTBURY, WILTSHIRE BA13 4HS | | Price | £190,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Last sold | £192,000 Nov 2025 | ## Description A great opportunity to purchase a two double bedroomed terraced house, situated in a small cul-de-sac with a private enclosed garden, and situated close to Westbury railway station. The deceptively spacious interior comprises entrance hall, kitchen with integrated oven and hob, lounge/dining room with French doors onto garden, cloakroom and bathroom. Benefits include UPVC double glazing, gas central heating and allocated parking space. This property is sold with vacant possession, and would be ideally suited to a first time or investment buyer. Viewing recommended - no chain. ACCOMMODATION All measurements are approximate Entrance Hall Obscured double glazed door to the front. Radiator. Wood effect vinyl flooring. Stairs to the first floor. Thermostat. Carbon monoxide alarm. Panelled doors off and into: Kitchen 8'4 x 6'11 (2.54m x 2.11m) UPVC double glazed window to the front. Range of wall, base and drawer units with tiled splash-backs and rolled top work surfaces. Single sink drainer unit with mixer tap. Built-in electric oven and four-ring hob with extractor over. Plumbing for washing machine. Space for fridge/freezer. Vinyl flooring. Fuse box. Wall mounted Vaillant boiler. Smoke alarm. Lounge/Dining Room 16'5 x 13'8 (5.00m x 4.17m) UPVC double glazed window and French doors to the rear. Radiator. Television and telephone points. Panelled door to understairs storage cupboard. Wood effect flooring. Cloakroom Obscured UPVC double glazed window to the front. Radiator. Two piece white suite comprising corner wash hand basin and w/c. Wood effect flooring. FIRST FLOOR Landing Access to loft space. Smoke and carbon monoxide alarms. Panelled doors off and into: Bedroom One 13'8 x 9'7 (4.17m x 2.92m) Two UPVC double glazed windows to the rear. Two radiators. Built-in double wardrobe. Bedroom Two 13'8 x 8'1 (4.17m x 2.46m) Two UPVC double glazed windows to the front. Two radiators. Built-in double wardrobe. Bathroom Radiator. Three piece white suite with part tiled surrounds comprising panelled bath with shower over and glass screen enclosing, pedestal wash hand basin and w/c. Shaving point and light. Extractor fan. Wood effect vinyl flooring. EXTERNALLY To The Front Path to the front door with storm porch over. Area laid to loose stone chippings. To The Rear Enclosed garden with private aspect comprising small patio area to the immediate rear, area laid to lawn and area laid to bark chippings. Enclosed by fencing. Tenure Freehold Council Tax Band B EPC Rating C ## Property Photos - ![Photo](/listings/photos/159883400/1655530) - ![Photo](/listings/photos/159883400/1655531) - ![Photo](/listings/photos/159883400/1655532) - ![Photo](/listings/photos/159883400/1655533) - ![Photo](/listings/photos/159883400/1655534) - ![Photo](/listings/photos/159883400/1655535) - ![Photo](/listings/photos/159883400/1655536) - ![Photo](/listings/photos/159883400/1655537) - ![Photo](/listings/photos/159883400/1655538) - ![Photo](/listings/photos/159883400/1655539) - ![Photo](/listings/photos/159883400/1655540) - ![Photo](/listings/photos/159883400/1655541) - ![Photo](/listings/photos/159883400/1655542) - ![Photo](/listings/photos/159883400/1655543) - ![Photo](/listings/photos/159883400/1655544) - ![Photo](/listings/photos/159883400/1655545) - ![Photo](/listings/photos/159883400/1655546) ## Floorplans - ![Floor Plan](/listings/photos/159883400/1655547) - Floor Plan ## EPC Graphs - ![EPC](/listings/photos/159883400/1655548) - EPC ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 25 PAXMANS ROAD, WESTBURY, WILTSHIRE, BA13 4HS | £192,000 | 28/11/2025 | Terraced | ## 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] 63 PAXMANS ROAD, WESTBURY, WILTSHIRE, BA13 4HS | £325,000 | 25/04/2023 | Semi-detached | | [Same street] 55 PAXMANS ROAD, WESTBURY, WILTSHIRE, BA13 4HS | £405,000 | 28/10/2022 | Detached | | [Same street] 61 PAXMANS ROAD, WESTBURY, WILTSHIRE, BA13 4HS | £365,000 | 26/09/2022 | Terraced | | [Same street] 36 PAXMANS ROAD, WESTBURY, WILTSHIRE, BA13 4HS | £320,000 | 15/09/2022 | Terraced | | [Same street] 52 PAXMANS ROAD, WESTBURY, WILTSHIRE, BA13 4HS | £435,000 | 29/07/2022 | Detached | | [Same street] 34 PAXMANS ROAD, WESTBURY, WILTSHIRE, BA13 4HS | £350,000 | 31/05/2022 | Detached | | [Same street] 61 PAXMANS ROAD, WESTBURY, WILTSHIRE, BA13 4HS | £305,000 | 16/12/2021 | Terraced | **Street average:** £357,857 (7 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £221,435 (31 Terraced, BA13, 2024–2026) - **Deviation:** -14.2% ## Rental Range *ONS Price Index of Private Rents (Wiltshire). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £962/mo - **Realistic:** £1,069/mo - **Optimistic:** £1,176/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Cheltenham (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 | |------|------|------|------|------| | 2 Bed Flat, Primmers Place, BA13 | £850/mo | 2 | 0.29 miles | OpenRent | | 2 Bed Flat, Station Road, BA13 | £1,225/mo | 2 | 0.55 miles | OpenRent | | 2 Bed Terraced House, Doggetts Lane, BA13 | £925/mo | 2 | 0.79 miles | OpenRent | | 2 Bed Semi-Detached House, Matravers Close, BA13 | £1,100/mo | 2 | 0.85 miles | OpenRent | | 2 Bed Flat, Haynes Road, BA13 | £1,842/mo | 2 | 0.93 miles | OpenRent | **Average rent: £1,188/mo (5 listings)** ## 1% Rule - **Rent ratio:** 0.58% (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:** 6.9% - **Cost-to-rent:** 14.4× - **Monthly cashflow:** £217/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 4.7% *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:** 19.9% - **10y growth:** 27.8% ## House Price Index (HM Land Registry) *Official index for Wiltshire; Terraced series; as of April 2026.* - **1y growth (index):** 1.1% - **5y growth (index):** 15.4% - **10y growth (index):** 32.9% ## 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)