# 2 bedroom flat for sale (CT20 2HW) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 2, 12 EARLS AVENUE, FOLKESTONE, KENT CT20 2HW | | Price | £169,950 | | Bedrooms | 2 | | Construction age | England and Wales: 1900-1929 | | Floor area | 120 m² | | Last sold | £280,000 Jan 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 10/05/2032 - **Current heating cost:** £933/year - **Est. upgrade cost to C:** £9,000 ### Recommendations - B (£500 - £1,500) - D (£80 - £120) - G (£350 - £450) - I (£2,200 - £3,000) - O (£3,300 - £6,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9393-0001-3255-9552-0200) ## Description ENTRANCE At ground floor level in the main communal entrance hallway a few steps lead up to the front door opening into: ENTRANCE STAIRCASE A flight of stairs within the flat leads up to first floor level with leaded light part stained glass window to the side. ENTRANCE HALLWAY 22' 8 x 0' 0 (6.91m x 0.00m) Approx 22' 8 long with a dado rail, central heating radiator, entry phone system and doorways leading to the Living Room, Bedrooms 1 and 2, the Kitchen, Bathroom and Separate W.C. and with three further doorways giving access to three large deep built-in storage cupboards to one side of the entrance hallway area. LIVING ROOM 23' 9 x 17' 4 (7.24m x 5.28m) Approx. 23' 9 into bay x 17' 4 into chimney breast recesses (7.24m x 5.28m) Three sided sash bay window to the front with views of Earls Avenue, feature fireplace surround to chimney breast (not in use) two central heating radiators, ornate cornicing to ceiling, picture rail. KITCHEN 9' 9 x 7' 1 (2.97m x 2.16m) Approx. 9' 9 x 7' 1 (2.97m x 2.16m) Sash window to the rear. The kitchen has recently been refitted with modern contemporary style gloss cream fronted wall and base cabinets, with roll edge work surfaces and inset electric hob with electric oven under and chimney style extractor canopy over. Inset stainless steel sink/drainer with plumbing and space under for automatic washing machine and space for a small table to one corner of the room. Wall mounted gas fired central heating and hot water boiler. BEDROOM 1 24' 1 x 17' 4 (7.34m x 5.28m) Approx. 24' 1 into bay x 17' 4 into chimney breast recesses (7.34m x 5.28m) Three sided square sash bay window to the rear with views over the garden area, four central heating radiators, feature fireplace surround to chimney breast with cast iron insert and grate (Not in use) two fitted storage cupboards to the chimney breast recesses, picture rail, ornate cornicing to ceiling. BEDROOM 2 12' 5 x 7' 11 (3.78m x 2.41m) Approx. 12' 5 x 7' 11 (3.78m x 2.41m) Sash window to the front, central heating radiator, picture rail, ornate cornicing to ceiling. BATHROOM / W.C. Obscured sash window to the side fitted with newly installed white suite including white metal enamel panelled bath, pedestal wash basin with white localised ceramic tiling to the bath and basin area, central heating radiator. SEPARATE W.C. Obscured sash window to the rear fitted with a white close coupled W.C. suite. OUTSIDE We have not seen the deeds to the property and prospective buyers are therefore advised to verify boundaries through their legal advisors. GENERAL INFORMATION Prospective buyers are advised to verify details of the Lease and Service Charge accounts through their legal advisors. LENGTH OF LEASE Our client has advised us that a new 125 year lease will be created for this property. GROUND RENT We have been advised by our client that the Ground Rent will be set at £200 per annum. MAINTENANCE We are awaiting confirmation of the Maintenance Charges from our Client. COUNCIL TAX We have been advised by our client that the council tax band is B. This is current as at 22nd September 2010 but we would ask you to consider that Council Tax Bandings may be subject to change by the Listing Officer. For further details, please contact Shepway District Council on 01303 850388. AGENTS NOTE In accordance with Kent HIP Company who inspected, measured and carried out the Energy Performance Certificate for this property on the 24th September 2010, we understand that the approximate square meteridge is 112m�. ## Property Photos - ![Photo](/listings/photos/27914701/333903) - ![Photo](/listings/photos/27914701/333904) - ![Photo](/listings/photos/27914701/333909) - ![Photo](/listings/photos/27914701/333919) - ![Photo](/listings/photos/27914701/333924) - ![Photo](/listings/photos/27914701/333930) - ![Photo](/listings/photos/27914701/333935) - ![Photo](/listings/photos/27914701/333941) - ![EPC](/listings/photos/27914701/333945) - EPC - ![EPC](/listings/photos/27914701/333948) - EPC ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 12 FLAT 2 EARLS AVENUE, FOLKESTONE, THANET, KENT, CT20 2HW | £280,000 | 03/01/2025 | Flat | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | TRINITY VIEW HOUSE, 24 - 26 FLAT 6 EARLS AVENUE, FOLKESTONE, FOLKESTONE AND HYTHE, KENT, CT20 2UF | £260,000 | 19/12/2025 | Flat | | 154 FLAT 3 SANDGATE ROAD, FOLKESTONE, FOLKESTONE AND HYTHE, KENT, CT20 2HU | £275,000 | 18/12/2025 | Flat | | GARDEN HOUSE COURT, 142 FLAT 42 SANDGATE ROAD, FOLKESTONE, FOLKESTONE AND HYTHE, KENT, CT20 2FF | £110,000 | 18/12/2025 | Flat | | THE GRAND ETON SUITE THE LEAS, FOLKESTONE, FOLKESTONE AND HYTHE, KENT, CT20 2LR | £392,500 | 08/12/2025 | Flat | | 7 FLAT 6 TRINITY CRESCENT, FOLKESTONE, FOLKESTONE AND HYTHE, KENT, CT20 2ES | £210,000 | 05/12/2025 | Flat | | 67 BASEMENT BOUVERIE ROAD WEST, FOLKESTONE, FOLKESTONE AND HYTHE, KENT, CT20 2RL | £285,000 | 05/12/2025 | Flat | | 7 FLAT A CLIFTON CRESCENT, FOLKESTONE, FOLKESTONE AND HYTHE, KENT, CT20 2EL | £330,000 | 05/12/2025 | Flat | | 7 FLAT 5 TRINITY CRESCENT, FOLKESTONE, FOLKESTONE AND HYTHE, KENT, CT20 2ES | £190,000 | 14/11/2025 | Flat | | TRINITY COURT 5-7 FLAT 7 TRINITY GARDENS, FOLKESTONE, FOLKESTONE AND HYTHE, KENT, CT20 2RP | £230,000 | 25/09/2025 | Flat | | WESTMOORE HOUSE, 50 FLAT 4 BOUVERIE ROAD WEST, FOLKESTONE, FOLKESTONE AND HYTHE, KENT, CT20 2RL | £280,000 | 08/08/2025 | Flat | | THE GRAND ELHAM SUITE THE LEAS, FOLKESTONE, FOLKESTONE AND HYTHE, KENT, CT20 2LR | £305,000 | 28/07/2025 | Flat | | GARDEN HOUSE COURT, 142 FLAT 16 SANDGATE ROAD, FOLKESTONE, FOLKESTONE AND HYTHE, KENT, CT20 2FF | £108,500 | 25/07/2025 | Flat | | GARDEN HOUSE COURT, 142 FLAT 18 SANDGATE ROAD, FOLKESTONE, FOLKESTONE AND HYTHE, KENT, CT20 2FF | £95,000 | 26/06/2025 | Flat | | 3 FLAT 5 CLIFTON ROAD, FOLKESTONE, FOLKESTONE AND HYTHE, KENT, CT20 2EH | £310,000 | 18/12/2024 | Flat | | LABURNHAM COURT, 22 - 24 FLAT 2 WESTBOURNE GARDENS, FOLKESTONE, FOLKESTONE AND HYTHE, KENT, CT20 2HZ | £185,000 | 25/10/2024 | Flat | | 23 - 25 FLAT 13 EARLS AVENUE, FOLKESTONE, FOLKESTONE AND HYTHE, KENT, CT20 2HF | £170,000 | 23/08/2024 | Flat | | 60 FLAT 1 BOUVERIE ROAD WEST, FOLKESTONE, FOLKESTONE AND HYTHE, KENT, CT20 2RL | £231,000 | 12/12/2023 | Flat | | 4 FLAT 4 CLIFTON CRESCENT, FOLKESTONE, FOLKESTONE AND HYTHE, KENT, CT20 2EW | £285,000 | 01/12/2023 | Flat | | TRINITY VIEW HOUSE, 24 - 26 FLAT 10 EARLS AVENUE, FOLKESTONE, FOLKESTONE AND HYTHE, KENT, CT20 2UF | £270,000 | 29/11/2023 | Flat | | 17 FLAT 3 TRINITY GARDENS, FOLKESTONE, FOLKESTONE AND HYTHE, KENT, CT20 2RP | £310,000 | 17/11/2023 | Flat | **Area average:** £241,600 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £220,795 (74 Flat, CT20, 2024–2026) - **Deviation:** -23% ## Rental Range *ONS Price Index of Private Rents (Folkestone and Hythe). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,031/mo - **Realistic:** £1,145/mo - **Optimistic:** £1,260/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Dover-Shepway (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £693/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, Sandgate Road, CT20 | £1,300/mo | 2 | 0.11 miles | OpenRent | **Average rent: £1,300/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.76% (weak for cashflow) - **Max investor price (0.8%):** £162,500 - **Target investor price (1%):** £130,000 *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 £1,300/mo).* - **Gross yield:** 9.2% - **Cost-to-rent:** 10.9× - **Monthly cashflow:** £476/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 11.6% *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:** £1,416/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -6.8% - **10y growth:** 51% ## House Price Index (HM Land Registry) *Official index for Folkestone and Hythe; Flats and maisonettes series; as of March 2026.* - **1y growth (index):** -2.1% - **5y growth (index):** 6.4% - **10y growth (index):** 33.9% ## 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)