# 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 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. ## 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 ## 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, Buckley Road, CV32 | £3,500/mo | 3 | 0.05 miles | OpenRent | | 3 Bed End Terrace, Dudley Green, CV32 | £1,500/mo | 3 | 0.07 miles | OpenRent | | 3 Bed Semi-Detached House, Portland Mews, CV32 | £3,000/mo | 3 | 0.99 miles | OpenRent | **Average rent: £2,667/mo (3 listings)** ## 1% Rule - **Rent ratio:** 1.36% (strong) - **Max investor price (0.8%):** £375,000 - **Target investor price (1%):** £300,000 *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 £3,000/mo).* - **Gross yield:** 16.4% - **Cost-to-rent:** 6.1× - **Monthly cashflow:** £1,809/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 34% *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:** £2,651/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 23.5% - **10y growth:** 52.7% ## 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)