Sold Detached

13 HIGHLANDS ROAD

ANDOVER, HAMPSHIRE SP10 2PX

4 beds 2 baths 1,442 sq ft Listed 8 Feb 2023 (-1223d)

£525,000

Guide Price

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Property photo

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Property details

Tenure

FREEHOLD

Floor area

134 m²

Council tax band

E

EPC rating

E

Year built

England and Wales: 1930-1949

Last sold

£525,000 Jun 2023

Price per m²

£3,918/m²

Local average

£492,630 (+6.6%)

Deprivation

Decile 5 (16,836 of 33,755)

Street crime

199 incidents within 1 mile (Apr 2026)

Key features

  • Sitting Room
  • Dining Room
  • Kitchen
  • Cloakroom
  • Office
  • Conservatory
  • Master Bedroom Suite
  • 3 Further Bedrooms
  • Garage and Driveway Parking
  • Mature Gardens

Additional details

Parking
Yes
Garden
Yes

Description

This substantial family home is offered to the market for the first time in 35 years. Extended and modernised by the current owners, the property boasts generous and practical living space throughout all set in attractive mature gardens. Originally constructed just after the end of the second world war, the property is located in an established residential area with proximity to pre-school, primary and secondary education establishments. Also, nearby there is a local convenience store, whilst the property is also within a short distance of the town centre as well as the historic Ladies Walk giving footpath access to open countryside and Harewood Forest beyond.

A welcoming frontage includes a blocked paved driveway set amongst mature shrub borders which provides parking for up to five vehicles. External garage access is from the driveway whilst there is a side gate and a path providing access to the rear garden. The front door, under a covered porch opens into an entrance hallway with solid oak flooring which flows into both the dining room and the sitting room, either side of the hallway. The sitting room, of good size is light and airy with a front aspect along with patio doors leading into a conservatory, itself with French doors accessing the rear garden.

The kitchen forms part of the extension to the property, carried out in 2002 and is of generous size including space for dining. Off the kitchen there is a separate boiler room, walk in pantry and a dual aspect office overlooking the rear garden. There are separate external doors to the front of the property and to the rear garden at either end of a separate hallway which also provides internal access to the garage which has power, lighting and access to a separate loft with lighting via a loft ladder.

The first floor comprises a master bedroom suite with ensuite shower room, two further double bedrooms, a good-sized single bedroom and a family bathroom along with an airing cupboard housing a hot water cylinder and access to the main loft. The property is freehold with mains water, drainage, gas and electricity are connected with gas central heating to radiators.

Listed by

Andover

AUSTINHAWK LTD

Reference: 85998060

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 02/02/2023

Expiry date: 01/02/2033

Current heating cost: £1,441/year

Potential heating cost: £918/year

Est. upgrade cost to C: £18,365

Recommendations

  • Increase loft insulation to 270 mm (£100 - £350)
  • Cavity wall insulation (£500 - £1,500)
  • Floor insulation (solid floor) (£4,000 - £6,000)
  • Low energy lighting for all fixed outlets (£40)
  • Replace boiler with new condensing boiler (£2,200 - £3,000)
  • 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

Floorplan 1

Floorplan 1

EPC Graphs

EPC

EPC

Price history

Event Date Price % change
Sold 21/06/2023 (2 years ago) £525,000 —

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
2 PEARMAN DRIVE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 2SB £387,500 28/11/2025 Detached
3 WINTON CHASE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 2SE £430,000 15/12/2023 Detached
2 SHEEP FAIR CLOSE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 2PW £400,000 15/12/2023 Detached
8 EASTFIELD CLOSE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 2QP £320,000 05/10/2023 Detached
85 WOLVERSDENE ROAD, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 2AU £550,000 31/05/2023 Detached
32A LONDON ROAD, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 2PP £410,000 12/05/2023 Detached
2 PEARMAN DRIVE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 2SB £390,000 07/09/2022 Detached
Same street 16 HIGHLANDS ROAD, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 2PX £450,000 02/09/2022 Detached
Same street 15 HIGHLANDS ROAD, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 2PX £440,000 11/07/2022 Detached
8 SIDMOUTH ROAD, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 2QB £405,550 05/07/2022 Detached
1 TYRELLS CROFT, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 2PD £575,000 06/06/2022 Detached
79 WOLVERSDENE ROAD, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 2AU £365,000 31/05/2022 Detached
10 PEARMAN DRIVE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 2SB £445,000 06/05/2022 Detached
5 PALMER DRIVE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 2SD £430,000 27/04/2022 Detached
6 PALMER DRIVE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 2SD £490,000 27/04/2022 Detached
2 TYRELLS CROFT, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 2PD £565,000 29/10/2021 Detached
26 WINTON CHASE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 2SE £475,000 18/10/2021 Detached
Same street 25 HIGHLANDS ROAD, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 2PX £380,000 29/09/2021 Detached
Same street 8 HIGHLANDS ROAD, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 2PX £340,000 27/08/2021 Detached
Same street 27 HIGHLANDS ROAD, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 2PX £395,000 30/07/2021 Detached
9 PALMER DRIVE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 2SD £415,000 23/06/2021 Detached

Street average: £401,000 (5 sales)

Area average: £440,816 (16 sales)

Capital growth trend

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

5y growth 10.7%
10y growth 22.8%

House Price Index (HM Land Registry — official index, not sold-price averages): Test Valley. Series: Detached. As of March 2026.

1y (index) -0.2%
5y (index) 16.9%
10y (index) 33.7%

Rental Range

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

Low £1,084/mo
Realistic £1,204/mo
Optimistic £1,324/mo

Based on Local Authority from postcode lookup → Test Valley.

LHA (30th percentile) floor for Basingstoke: £1,396/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SP10 2PX

Nearby

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

Type Name Distance
Bus stop Sidmouth Road 0.0 miles
Shop Co-op Food 0.3 miles
Shop Vigo Road Nursery & Florist 0.3 miles
Train station Andover 1.2 miles
Hospital Andover Hospital (Grounds) 1.3 miles
Hospital Andover War Memorial Hospital 1.3 miles
Train station Whitchurch 5.9 miles
University University of Winchester 11.8 miles
University Winchester School of Art 12.0 miles

Street-level crime

Category Count
Violence and sexual offences 73
Anti-social behaviour 47
Public order 18
Criminal damage and arson 15
Shoplifting 14
Other theft 9
Burglary 8
Drugs 7
Other crime 2
Robbery 2
Vehicle crime 2
Bicycle theft 1
Theft from the person 1
Total incidents 199

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
Winton Community Academy Secondary 0.1 miles Good — 19 Feb 2018
The Mark Way School Other 0.1 miles Outstanding — 16 Mar 2020
Norman Gate School Other 0.3 miles Good — 11 Jul 2024
Vigo Primary School Primary 0.3 miles Good — 27 Nov 2022
Andover Church of England Primary School Primary 0.5 miles Requires improvement — 28 Nov 2022

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 Detached House, Stirrup Way, SP11 £2,400/mo 4 1.03 miles OpenRent

Average rent: £2,400/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.46%
Max investor price (0.8%) £300,000
Target investor price (1%) £240,000
Gross yield 5.5%
Cost-to-rent ratio 18.2×
Monthly cashflow £67/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 0.5%
  • 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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