Sold STC Semi-detached

63 HADDON ROAD

LEAMINGTON SPA, WARWICKSHIRE CV32 7QZ

3 beds 1 baths 893 sq ft Listed 6 Jun 2022 (-1505d)

£220,000

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# 3 bedroom semi-detached house for sale (CV32 7QZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 63 HADDON ROAD, LEAMINGTON SPA, WARWICKSHIRE CV32 7QZ |
| Price | £220,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 83 m² |
| Last sold | £240,650 Sep 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 07/06/2032
- **Current heating cost:** £522/year
- **Est. upgrade cost to C:** £14,500

### Recommendations
- W2 (£4,000 - £6,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7132-0126-4100-0078-7202)

## Description

**Approach** - Approached by a pathway leading to the front door and through a large front garden mainly laid to lawn with hedge borders.

**Entrance Hall** - with a double glazed front door, obscured glass double glazed window to side, stairs to first floor.

**Living Room** - A good sized room being dual aspect with a double glazed window to front and double glazed doors to rear, gas fireplace and TV point.

**Kitchen** - with double glazed window to side, stainless steel sink and drainer, space for cooker, extractor hood over, space and plumbing for washing machine, wall and base units, tiled splashback, double glazed obscure glass door to rear garden.

**First Floor Landing** - with obscured glass double glazed window to front, storage cupboard, and loft access.

**Bedroom  One** - A good sized double bedroom with large double glazed window with an out look to rear, central heating radiator.

**Bedroom Two** - A further double bedroom with double glazed window to front and central heating radiator.

**Bedroom Three** - with double glazed window to rear and central heating radiator. Also houses the boiler.

**Shower Room** - with an open shower cubicle, wc, wash hand basin, central heating radiator, extractor fan, obscured double glazed window to side.

**Rear Garden** - A large rear garden with fence borders and mature trees.

**General Information** -

TENURE: The property is understood to be freehold although we have not seen evidence. This should be checked by your solicitor before exchange of contracts.

SERVICES: We have been advised by the vendor that mains electricity, gas, water and drainage are connected to the property. However this should be checked by your solicitor before exchange of contracts. Gas central heating.

RIGHTS OF WAY: The property is sold subject to and with the benefit of any rights of way, easements, wayleaves, covenants or restrictions etc. as may exist over same whether mentioned herein or not.

COUNCIL TAX: Council Tax is levied by the Local Authority  and is understood to lie in Band C.

CURRENT ENERGY PERFORMANCE CERTIFICATE RATING: TBC. A full copy of the EPC is available at the office if required.

VIEWING: By Prior Appointment with the selling agent.

## Property Photos

- ![Front.jpg](/listings/photos/123901013/1347235) - Front.jpg
- ![Living room.jpg](/listings/photos/123901013/1347236) - Living room.jpg
- ![Kitchen.jpg](/listings/photos/123901013/1347237) - Kitchen.jpg
- ![Front side.jpg](/listings/photos/123901013/1347238) - Front side.jpg
- ![Garden 2.jpg](/listings/photos/123901013/1347239) - Garden 2.jpg
- ![Bedroom 1.2.jpg](/listings/photos/123901013/1347240) - Bedroom 1.2.jpg
- ![Bedroom 1.jpg](/listings/photos/123901013/1347241) - Bedroom 1.jpg
- ![Living room 2.jpg](/listings/photos/123901013/1347242) - Living room 2.jpg
- ![Bedroom 2.jpg](/listings/photos/123901013/1347243) - Bedroom 2.jpg
- ![Bedroom 3.jpg](/listings/photos/123901013/1347244) - Bedroom 3.jpg
- ![Front 2.jpg](/listings/photos/123901013/1347245) - Front 2.jpg
- ![Garden.jpg](/listings/photos/123901013/1347246) - Garden.jpg
- ![Shower room.jpg](/listings/photos/123901013/1347247) - Shower room.jpg

## Floorplans

- ![63 Haddon Road FP.jpg](/listings/photos/123901013/1347248) - 63 Haddon Road FP.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/123901013/1347249) - EE Rating

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #15474016
- **Address:** 63 Haddon Road, LEAMINGTON SPA, CV32 7QZ
- **Certificate Issued:** 06/11/2022
- **Work Completed:** 01/11/2022
- **Items:** 5 window(s), 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 63 HADDON ROAD, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7QZ | £240,650 | 27/09/2022 | Semi-detached |
| 63 HADDON ROAD, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7QZ | £53,000 | 08/01/1999 | 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 |
|---------|-------|------|------|
| 13 EAST DENE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7RF | £342,500 | 16/12/2025 | Semi-detached |
| 46 TAYLOR AVENUE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7SB | £400,000 | 08/12/2023 | Semi-detached |
| 11 ROBINIA CLOSE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7UL | £325,000 | 20/11/2023 | Semi-detached |
| 36 GRESHAM AVENUE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7RA | £412,000 | 06/10/2023 | Semi-detached |
| 16 EAST DENE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7RF | £295,000 | 22/08/2023 | Semi-detached |
| 15 WELLINGTON ROAD, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7PJ | £280,500 | 31/07/2023 | Semi-detached |
| 4 ROSEWOOD CRESCENT, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7UN | £285,000 | 07/07/2023 | Semi-detached |
| 26 WELLINGTON ROAD, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7PJ | £248,000 | 20/06/2023 | Semi-detached |
| 74 BUCKLEY ROAD, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7QQ | £300,000 | 28/04/2023 | Semi-detached |
| 2 GRESHAM AVENUE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7RA | £350,000 | 28/02/2023 | Semi-detached |
| 6 GRESHAM AVENUE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7RA | £328,500 | 31/01/2023 | Semi-detached |
| 18 WELLINGTON ROAD, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7PJ | £295,000 | 16/12/2022 | Semi-detached |
| 43 HADDON ROAD, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7QY | £295,000 | 15/12/2022 | Semi-detached |
| 39 RAWLINSON ROAD, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7QS | £300,000 | 08/12/2022 | Semi-detached |
| 64 TAYLOR AVENUE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7SB | £353,350 | 07/12/2022 | Semi-detached |
| 36 WELLINGTON ROAD, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7PJ | £248,000 | 05/12/2022 | Semi-detached |
| 5 ROBINIA CLOSE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7UL | £345,000 | 02/12/2022 | Semi-detached |
| 10 ROBINIA CLOSE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7UL | £309,000 | 24/11/2022 | Semi-detached |
| 16 HANWORTH CLOSE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7PP | £316,000 | 07/11/2022 | Semi-detached |
| 7 ROBINIA CLOSE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7UL | £315,000 | 31/10/2022 | Semi-detached |

**Area average:** £317,143 (20 sales)

## Price vs local average

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

- **Local average:** £513,489 (22 Semi-detached, CV32, 2024–2026)
- **Deviation:** -57.2%

## Rental Range

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

- **Low:** £1,114/mo
- **Realistic:** £1,238/mo
- **Optimistic:** £1,362/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,042/mo

## 1% Rule

- **Rent ratio:** 0.56% (weak for cashflow)
- **Max investor price (0.8%):** £154,750
- **Target investor price (1%):** £123,800

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £2,651/m²

## Capital growth trend

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

- **5y growth:** 12.4%
- **10y growth:** 48.2%

## House Price Index (HM Land Registry)

*Official index for Warwick; Semi-detached series; as of April 2026.*

- **1y growth (index):** 4.2%
- **5y growth (index):** 21.8%
- **10y growth (index):** 43.1%

## 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)

Front.jpg Living room.jpg Kitchen.jpg Front side.jpg Garden 2.jpg Bedroom 1.2.jpg Bedroom 1.jpg Living room 2.jpg Bedroom 2.jpg Bedroom 3.jpg Front 2.jpg Garden.jpg Shower room.jpg

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Property details

Tenure

FREEHOLD

Floor area

83 m²

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£240,650 Sep 2022

Price per m²

£2,651/m²

Local average

£513,489 (-57.2%)

Deprivation

Decile 5 (14,073 of 33,755)

Street crime

291 incidents within 1 mile (May 2026)

Key features

Scope for renovation and improvement
Large corner plot
Large rear garden
Three bedrooms
Semi-detached
Double glazing and central heating
Popular location
Potential to extend STPP

Additional details

Garden: Yes

Description

This is a sizable and well proportioned property with huge scope and potential to improve and renovate. This is set in a popular location in North Leaminton Spa and is within easy reach of local schools amenities and transport links, comprising three bedrooms, large living room, kitchen, shower room and large plot. Viewing is a must.

Approach - Approached by a pathway leading to the front door and through a large front garden mainly laid to lawn with hedge borders.

Entrance Hall - with a double glazed front door, obscured glass double glazed window to side, stairs to first floor.

Living Room - A good sized room being dual aspect with a double glazed window to front and double glazed doors to rear, gas fireplace and TV point.

Kitchen - with double glazed window to side, stainless steel sink and drainer, space for cooker, extractor hood over, space and plumbing for washing machine, wall and base units, tiled splashback, double glazed obscure glass door to rear garden.

First Floor Landing - with obscured glass double glazed window to front, storage cupboard, and loft access.

Bedroom One - A good sized double bedroom with large double glazed window with an out look to rear, central heating radiator.

Bedroom Two - A further double bedroom with double glazed window to front and central heating radiator.

Bedroom Three - with double glazed window to rear and central heating radiator. Also houses the boiler.

Shower Room - with an open shower cubicle, wc, wash hand basin, central heating radiator, extractor fan, obscured double glazed window to side.

Rear Garden - A large rear garden with fence borders and mature trees.

General Information -

TENURE: The property is understood to be freehold although we have not seen evidence. This should be checked by your solicitor before exchange of contracts.

SERVICES: We have been advised by the vendor that mains electricity, gas, water and drainage are connected to the property. However this should be checked by your solicitor before exchange of contracts. Gas central heating.

RIGHTS OF WAY: The property is sold subject to and with the benefit of any rights of way, easements, wayleaves, covenants or restrictions etc. as may exist over same whether mentioned herein or not.

COUNCIL TAX: Council Tax is levied by the Local Authority and is understood to lie in Band C.

CURRENT ENERGY PERFORMANCE CERTIFICATE RATING: TBC. A full copy of the EPC is available at the office if required.

VIEWING: By Prior Appointment with the selling agent.

Listed by

Leamington Spa

Peter Clarke & Co

Reference: 123901013

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 08/06/2022

Expiry date: 07/06/2032

Current heating cost: £522/year

Potential heating cost: £485/year

Est. upgrade cost to C: £14,500

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

63 Haddon Road FP.jpg

EPC Graphs

EE Rating

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #15474016 Recent

Property Details

Street: 63 Haddon Road

Town: LEAMINGTON SPA

Postcode: CV32 7QZ

Installation Details

Items: 5 windows and 2 doors

Certificate Issued: 06/11/2022

Work Completed: 01/11/2022

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

354% since 1999

Event	Date	Price	% change
Sold	27/09/2022 (3 years ago)	£240,650	+354.1%
Sold	08/01/1999 (27 years ago)	£53,000	—

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
13 EAST DENE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7RF	£342,500	16/12/2025	Semi-detached
46 TAYLOR AVENUE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7SB	£400,000	08/12/2023	Semi-detached
11 ROBINIA CLOSE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7UL	£325,000	20/11/2023	Semi-detached
36 GRESHAM AVENUE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7RA	£412,000	06/10/2023	Semi-detached
16 EAST DENE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7RF	£295,000	22/08/2023	Semi-detached
15 WELLINGTON ROAD, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7PJ	£280,500	31/07/2023	Semi-detached
4 ROSEWOOD CRESCENT, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7UN	£285,000	07/07/2023	Semi-detached
26 WELLINGTON ROAD, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7PJ	£248,000	20/06/2023	Semi-detached
74 BUCKLEY ROAD, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7QQ	£300,000	28/04/2023	Semi-detached
2 GRESHAM AVENUE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7RA	£350,000	28/02/2023	Semi-detached
6 GRESHAM AVENUE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7RA	£328,500	31/01/2023	Semi-detached
18 WELLINGTON ROAD, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7PJ	£295,000	16/12/2022	Semi-detached
43 HADDON ROAD, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7QY	£295,000	15/12/2022	Semi-detached
39 RAWLINSON ROAD, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7QS	£300,000	08/12/2022	Semi-detached
64 TAYLOR AVENUE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7SB	£353,350	07/12/2022	Semi-detached
36 WELLINGTON ROAD, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7PJ	£248,000	05/12/2022	Semi-detached
5 ROBINIA CLOSE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7UL	£345,000	02/12/2022	Semi-detached
10 ROBINIA CLOSE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7UL	£309,000	24/11/2022	Semi-detached
16 HANWORTH CLOSE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7PP	£316,000	07/11/2022	Semi-detached
7 ROBINIA CLOSE, LEAMINGTON SPA, WARWICK, WARWICKSHIRE, CV32 7UL	£315,000	31/10/2022	Semi-detached

Area average: £317,143 (20 sales)

Capital growth trend

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

5y growth 12.4%

10y growth 48.2%

House Price Index (HM Land Registry — official index, not sold-price averages): Warwick. Series: Semi-detached. As of April 2026.

1y (index) 4.2%

5y (index) 21.8%

10y (index) 43.1%

Rental Range

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

Low £1,114/mo

Realistic £1,238/mo

Optimistic £1,362/mo

Based on Local Authority from postcode lookup → Warwick.

LHA (30th percentile) floor for Warwickshire South: £1,042/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View CV32 7QZ

Nearby

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

Type	Name	Distance
Bus stop	Haddon Road	0.1 miles
Bus stop	Gresham Avenue	0.1 miles
Shop	Leamington Launderette Laundry & Dry Cleaners	0.3 miles
Shop	Escape Beauty Rooms	0.4 miles
Train station	Leamington Spa	1.1 miles
Hospital	Helen Ley House	1.9 miles
Hospital	Royal Leamington Spa Rehabilitation Hospital	2.2 miles
Train station	Warwick	2.8 miles
University	Centre for Interdisciplinary Methodologies	6.1 miles
University	Warwick University Wellesbourne Campus School of Life Sciences	7.0 miles

Street-level crime

Category	Count
Violence and sexual offences	86
Anti-social behaviour	68
Shoplifting	23
Vehicle crime	21
Public order	17
Criminal damage and arson	16
Other theft	15
Drugs	12
Bicycle theft	11
Burglary	9
Other crime	8
Robbery	4
Possession of weapons	1
Total incidents	291

Within 1 mile during May 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
Lillington Primary School	Primary	0.3 miles	Good — 5 Dec 2023
St Paul's CofE Primary School, Leamington Spa	Primary	0.4 miles	Good — 11 Sep 2017
Arnold Lodge School	Other	0.7 miles	— (No rating)
The Kingsley School	Other	0.8 miles	— (No rating)
St Anthony's Catholic Primary School	Primary	0.9 miles	Outstanding — 18 Jan 2024

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.56%

Max investor price (0.8%) £154,750

Target investor price (1%) £123,800

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).