# 2 bedroom retirement property for sale (SO22 5HA) ## Property Details | Key | Value | |-----|-------| | Address | Sarum Road, Winchester, Hampshire, SO22, SO22 5HA | | Price | £650,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Last sold | £640,000 | ## Description Located on the first floor of Winchester Holts, a high end age-exclusive community for those over 60, Apartment 24 is a delightful two bedroom home overlooking the tranquil gardens with a large balcony. This stylish home is spacious throughout and offers generous amounts of storage. The main bedroom is a fantastic size and has its own dressing area with a comprehensive range of built-in wardrobes and is complemented by an ensuite shower room. A further shower room, located off the inner hallway, is situated next to the second bedroom. The living room has a delightful outlook and gives access to a good size balcony offering an attractive view over the communal gardens. The kitchen is fitted with a comprehensive range of base units and drawers and has integrated appliances including fridge / freezer, dishwasher, oven and hob. Designed with community and friendship in mind, at the heart of Winchester Holts is a communal lounge with kitchenette and snug for all to socialise in. For those brighter days you can access the landscaped gardens and terrace, perfect spots to relax in and enjoy with friends and neighbours. A guest suite is also available for visiting family and friends. Conveniently located just 1.4 miles from Winchester's city centre, easily accessed from the nearby bus stop, the community is ideally located to help you enjoy all that the local area and further afield has to offer. ======== Lease term: Leasehold 995 years remaining 999 years from the 1st July 2021 Service charge: £6,710.97 per annum (reviewed annually) Ground rent: £525 per annum Ground rent review date: July 2042 Ground rent reviewed 21st anniversary from the lease commence date and there after every 21st anniversary. Council tax banding: E EPC: B All images shown are indicative. Please speak with our sales team to arrange a viewing. Purchase prices shown are correct at time of publication and may be subject to change. Purchase prices shown are exclusive of service charge, which is payable monthly and is reviewed annually. ## Property Photos - ![Photo](/listings/photos/167406095/222750) - ![Communal Terrace](/listings/photos/167406095/222751) - Communal Terrace - ![Photo](/listings/photos/167406095/222752) - ![Photo](/listings/photos/167406095/222753) - ![Photo](/listings/photos/167406095/222754) - ![Photo](/listings/photos/167406095/222755) - ![Photo](/listings/photos/167406095/222756) - ![Photo](/listings/photos/167406095/222757) - ![Photo](/listings/photos/167406095/222758) - ![Photo](/listings/photos/167406095/222759) - ![Photo](/listings/photos/167406095/222760) - ![Photo](/listings/photos/167406095/222761) - ![Communal Lounge](/listings/photos/167406095/222762) - Communal Lounge - ![Communal Lounge](/listings/photos/167406095/222763) - Communal Lounge ## Floorplans - ![Floorplan 1](/listings/photos/167406095/222764) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/167406095/222765) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | | £640,000 | 01/01/2022 | — | ## 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] HOLTS COURT 12 SARUM ROAD, WINCHESTER, HAMPSHIRE, SO22 5HA | £645,000 | 25/10/2023 | Flat | | [Same street] HOLTS COURT 11 SARUM ROAD, WINCHESTER, HAMPSHIRE, SO22 5HA | £550,000 | 20/10/2023 | Flat | | [Same street] HOLTS COURT 28 SARUM ROAD, WINCHESTER, HAMPSHIRE, SO22 5HA | £650,000 | 22/09/2023 | Flat | | [Same street] HOLTS COURT 9 SARUM ROAD, WINCHESTER, HAMPSHIRE, SO22 5HA | £550,000 | 30/06/2023 | Flat | | [Same street] HOLTS COURT 7 SARUM ROAD, WINCHESTER, HAMPSHIRE, SO22 5HA | £532,907 | 29/06/2023 | Flat | | [Same street] HOLTS COURT 2 SARUM ROAD, WINCHESTER, HAMPSHIRE, SO22 5HA | £480,912 | 29/06/2023 | Flat | | [Same street] HOLTS COURT 21 SARUM ROAD, WINCHESTER, HAMPSHIRE, SO22 5HA | £650,000 | 26/05/2023 | Flat | | [Same street] HOLTS COURT 18 SARUM ROAD, WINCHESTER, HAMPSHIRE, SO22 5HA | £790,000 | 03/03/2023 | Flat | | [Same street] HOLTS COURT 4 SARUM ROAD, WINCHESTER, HAMPSHIRE, SO22 5HA | £615,000 | 20/12/2022 | Flat | | [Same street] HOLTS COURT 15 SARUM ROAD, WINCHESTER, HAMPSHIRE, SO22 5HA | £702,857 | 13/12/2022 | Flat | | [Same street] HOLTS COURT 33 SARUM ROAD, WINCHESTER, HAMPSHIRE, SO22 5HA | £600,000 | 12/12/2022 | Flat | | [Same street] HOLTS COURT 10 SARUM ROAD, WINCHESTER, HAMPSHIRE, SO22 5HA | £580,000 | 04/11/2022 | Flat | | [Same street] HOLTS COURT 27 SARUM ROAD, WINCHESTER, HAMPSHIRE, SO22 5HA | £650,000 | 10/10/2022 | Flat | | [Same street] HOLTS COURT 24 SARUM ROAD, WINCHESTER, HAMPSHIRE, SO22 5HA | £640,000 | 04/10/2022 | Flat | | [Same street] HOLTS COURT 23 SARUM ROAD, WINCHESTER, HAMPSHIRE, SO22 5HA | £600,000 | 30/09/2022 | Flat | | 40 BATH PLACE, WINCHESTER, HAMPSHIRE, SO22 5HH | £1,500 | 20/09/2021 | Other | **Street average:** £615,778 (15 sales) **Area average:** £1,500 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £160,000 (1 Other, SO22, 2024–2026) - **Deviation:** +306.3% ## Rental Range *ONS Price Index of Private Rents (Winchester). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,351/mo - **Realistic:** £1,501/mo - **Optimistic:** £1,651/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Winchester (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,047/mo ## 1% Rule - **Rent ratio:** 0.23% (weak for cashflow) - **Max investor price (0.8%):** £187,625 - **Target investor price (1%):** £150,100 *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.* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -28.9% - **10y growth:** -83.4% ## House Price Index (HM Land Registry) *Official index for Winchester; All dwelling types series; as of February 2026.* - **1y growth (index):** -1.2% - **5y growth (index):** 7.4% - **10y growth (index):** 15.7% ## 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)