Sold STC Detached

6 ROLLESTONE ROAD

SOUTHAMPTON, HOLBURY, HAMPSHIRE SO45 2GB

3 beds 1 baths 624 sq ft Listed 10 Feb 2023 (-1223d)

£429,950

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# 3 bedroom detached house for sale (SO45 2GB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 6 ROLLESTONE ROAD, SOUTHAMPTON, HOLBURY, HAMPSHIRE SO45 2GB |
| Price | £429,950 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 58 m² |
| Last sold | £410,000 Jun 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** B
- **Expiry date:** 14/12/2032
- **Est. upgrade cost to C:** £19,755

### Recommendations
- A (£100 - £350)
- B (£500 - £1,500)
- W1 (£800 - £1,200)
- D (£80 - £120)
- E (£30)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- O (£3,300 - £6,500)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9132-3922-2209-0345-2296)

## Description

**** **** A rare opportunity has arisen to acquire this three bedroom detached house situated on the highly requested, non estate Rollestone Road in Holbury. Sat on a generous plot measuring 0.17 acres, the property requires significant refurbishment to bring it back to it's very best. There is no doubt that this 1960's detached family home would benefit from being extended, safe in the knowledge that the garden is big enough to compliment it. Being sold with NO ONWARD CHAIN.

**LOCATION** **** The property is positioned on a highly requested road which leads directly to Hilltop (near Beaulieu) and The New Forest National Park. There are many local amenities in nearby Holbury and Blackfield villages including shops, restaurants, pubs and a supermarket along with schools catering for all age groups. Gang Warily recreation centre, Calshot Beach and activity centre, Lepe Country Park and Dibden Golf Course are all in proximity allowing many outside interests to be enjoyed. A bus service runs a regular service to surrounding areas including the historic market town of Hythe where there is a passenger ferry service to Town Quay, Southampton.

**PORCH** **** Sliding uPVC double glazed door to access main front door.

**ENTRANCE** **HALL** **** Doors to kitchen and living room and stairs to first floor landing. Spacious cupboard under the stairs.

**LIVING** **ROOM** **** Situated to the front of the house, with a large double glazed window overlooking the front driveway. Solid concrete floors, radiator under the window and a rather fetching stonework fire surround and hearth. A double door width arch allows access to the dining room.

**DINING** **ROOM** **** Single glazed metal window and back door allows access onto the rear patio and overlooks the garden. Radiator, telephone/internet point, door through to kitchen.

**KITCHEN** **** Single glazed window to rear which overlooks the garden. There is currently a useable sink with running water, however the kitchen units are now beyond their serviceable life. uPVC side door opens out onto the driveway which runs down the side of the house.

**FIRST** **FLOOR** **LANDING** **** A spacious landing area with airing cupboard, loft hatch with drop down ladder which provides access into the loft space. Doors to all first floor rooms. Radiator.

Agents note: The loft is insulated, but not to current standards (refer to EPC). The is light and some partial boarding.

**BEDROOM** **ONE** **** UPVC double glazed window to front aspect, with views out across the fields opposite. Bookcase through archway. Radiator.

**BEDROOM** **TWO** **** Situated at the back of the house, with views out over the rear garden. Damaged single glazed window with secondary glazing. Built-in wardrobe. Radiator.

**BEDROOM** **THREE** **** uPVC double glazed window to front aspect. Cabin bed over stairs with storage underneath. Radiator.

**BATHROOM** **** Obscured, single glazed window to rear. Fully tiled walls, panel bath, top mounted sink. Heated towel rail.

**WC** **** Single glazed, obscure glass window to rear aspect. Close coupled wc.

**OUTSIDE** **OF** **THE** **PROPERTY** ****

**FRONTAGE** **** Concrete and shingle driveway with space for multiple cars. Various mature shrubs and trees (including Eucalyptus) provide initial screening from the road. The driveway continues down the side of the house to the garage.

**REAR** **GARDEN** **** An expansive rear garden that is mainly laid to lawn. A slabbed patio abuts the back of the house, with a timber side gate providing access back onto the driveway. There are various mature plants and shrubs along the borders of the garden as well as a Silver birch tree and row of fir trees at the back. The boundaries are made up of timber fencing and a leylandii hedge.

**DETACHED** **GARAGE** **** **** Manual up and over door, felt flat roof, window to rear. There was power and lighting to the property, however not currently working.

**WORKSHOP** **** Timber workshop in need of some TLC. The felt roof has been patched, but needs an overhaul. double doors to front as well as a side door. Has its own separate fusebox, however not working currently (see electrical condition report).

**ADDITIONAL** **INFORMATION** **** Tax band 'D' through New Forest District Council.

Freehold Title.

EPC rating - E

Level 2 Homebuyers survey available upon request.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/131596727/429687) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/131596727/429689) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 6 ROLLESTONE ROAD, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2GB | £410,000 | 02/06/2023 | 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 |
|---------|-------|------|------|
| 14 HOBSON WAY, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2GE | £294,000 | 16/01/2026 | Detached |
| [Same street] 48 ROLLESTONE ROAD, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2GB | £315,000 | 31/03/2025 | Detached |
| 8 WENTWORTH GARDENS, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2GR | £367,500 | 12/10/2023 | Detached |
| [Same street] 40 ROLLESTONE ROAD, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2GB | £322,000 | 07/06/2023 | Detached |
| 15 WENTWORTH GARDENS, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2GR | £355,000 | 21/12/2022 | Detached |
| TRIDINGS, 1 WENTWORTH GROVE, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2LB | £370,000 | 27/10/2022 | Detached |
| 6 WENTWORTH GROVE, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2LB | £415,000 | 27/10/2022 | Detached |
| 15 WENTWORTH GARDENS, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2GR | £315,000 | 30/09/2022 | Detached |
| 21 WENTWORTH GROVE, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2LB | £399,950 | 24/06/2022 | Detached |
| 22 LONG COPSE, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2LD | £470,000 | 27/05/2022 | Detached |
| 54 CRAWTE AVENUE, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2GQ | £322,500 | 27/05/2022 | Detached |
| [Same street] 56 ROLLESTONE ROAD, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2GB | £335,000 | 17/01/2022 | Semi-detached |
| 6 LONG COPSE, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2LD | £410,000 | 30/09/2021 | Detached |
| 16 WENTWORTH GARDENS, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2GR | £370,000 | 27/09/2021 | Detached |
| 1 MAY COPSE, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2GL | £399,950 | 28/06/2021 | Detached |
| 2 WENTWORTH GROVE, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2LB | £360,000 | 28/06/2021 | Detached |
| 8 LONG COPSE, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2LD | £425,000 | 28/06/2021 | Detached |
| 43 CRAWTE AVENUE, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2GQ | £298,000 | 18/06/2021 | Detached |

**Street average:** £324,000 (3 sales)
**Area average:** £371,460 (15 sales)

## Price vs local average

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

- **Local average:** £450,140 (41 Detached, SO45, 2024–2026)
- **Deviation:** -4.5%

## Rental Range

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

- **Low:** £1,113/mo
- **Realistic:** £1,237/mo
- **Optimistic:** £1,361/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,271/mo

## 1% Rule

- **Rent ratio:** 0.29% (weak for cashflow)
- **Max investor price (0.8%):** £154,625
- **Target investor price (1%):** £123,700

*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:** £4,387/m²

## Capital growth trend

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

- **5y growth:** 10%
- **10y growth:** 28.3%

## House Price Index (HM Land Registry)

*Official index for New Forest; Detached series; as of March 2026.*

- **1y growth (index):** -0.9%
- **5y growth (index):** 7%
- **10y growth (index):** 22.9%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

58 m²

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£410,000 Jun 2023

Price per m²

£4,387/m²

Local average

£450,140 (-4.5%)

Deprivation

Decile 6 (19,000 of 33,755)

Street crime

43 incidents within 1 mile (Apr 2026)

Additional details

Parking: Garage, Off street
Garden: Yes

Description

** A rare opportunity has arisen to acquire this three bedroom detached house situated on the highly requested, non estate Rollestone Road in Holbury. Sat on a generous plot measuring 0.17 acres, the property requires significant refurbishment to bring it back to it's very best. There is no doubt that this 1960's detached family home would benefit from being extended, safe in the knowledge that the garden is big enough to compliment it. Being sold with NO ONWARD CHAIN.

LOCATION The property is positioned on a highly requested road which leads directly to Hilltop (near Beaulieu) and The New Forest National Park. There are many local amenities in nearby Holbury and Blackfield villages including shops, restaurants, pubs and a supermarket along with schools catering for all age groups. Gang Warily recreation centre, Calshot Beach and activity centre, Lepe Country Park and Dibden Golf Course are all in proximity allowing many outside interests to be enjoyed. A bus service runs a regular service to surrounding areas including the historic market town of Hythe where there is a passenger ferry service to Town Quay, Southampton.

PORCH Sliding uPVC double glazed door to access main front door.

ENTRANCE HALL Doors to kitchen and living room and stairs to first floor landing. Spacious cupboard under the stairs.

LIVING ROOM Situated to the front of the house, with a large double glazed window overlooking the front driveway. Solid concrete floors, radiator under the window and a rather fetching stonework fire surround and hearth. A double door width arch allows access to the dining room.

DINING ROOM Single glazed metal window and back door allows access onto the rear patio and overlooks the garden. Radiator, telephone/internet point, door through to kitchen.

KITCHEN Single glazed window to rear which overlooks the garden. There is currently a useable sink with running water, however the kitchen units are now beyond their serviceable life. uPVC side door opens out onto the driveway which runs down the side of the house.

FIRST FLOOR LANDING A spacious landing area with airing cupboard, loft hatch with drop down ladder which provides access into the loft space. Doors to all first floor rooms. Radiator.

Agents note: The loft is insulated, but not to current standards (refer to EPC). The is light and some partial boarding.

BEDROOM ONE UPVC double glazed window to front aspect, with views out across the fields opposite. Bookcase through archway. Radiator.

BEDROOM TWO Situated at the back of the house, with views out over the rear garden. Damaged single glazed window with secondary glazing. Built-in wardrobe. Radiator.

BEDROOM THREE uPVC double glazed window to front aspect. Cabin bed over stairs with storage underneath. Radiator.

BATHROOM Obscured, single glazed window to rear. Fully tiled walls, panel bath, top mounted sink. Heated towel rail.

WC Single glazed, obscure glass window to rear aspect. Close coupled wc.

OUTSIDE OF THE PROPERTY

FRONTAGE Concrete and shingle driveway with space for multiple cars. Various mature shrubs and trees (including Eucalyptus) provide initial screening from the road. The driveway continues down the side of the house to the garage.

REAR GARDEN An expansive rear garden that is mainly laid to lawn. A slabbed patio abuts the back of the house, with a timber side gate providing access back onto the driveway. There are various mature plants and shrubs along the borders of the garden as well as a Silver birch tree and row of fir trees at the back. The boundaries are made up of timber fencing and a leylandii hedge.

DETACHED GARAGE Manual up and over door, felt flat roof, window to rear. There was power and lighting to the property, however not currently working.

WORKSHOP Timber workshop in need of some TLC. The felt roof has been patched, but needs an overhaul. double doors to front as well as a side door. Has its own separate fusebox, however not working currently (see electrical condition report).

ADDITIONAL INFORMATION ** Tax band 'D' through New Forest District Council.

Freehold Title.

EPC rating - E

Level 2 Homebuyers survey available upon request.

Listed by

Dibden Purlieu

Anthony James Properties

Reference: 131596727

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: B

Inspection date: 15/12/2022

Expiry date: 14/12/2032

Est. upgrade cost to C: £19,755

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
Cavity wall insulation (£500 - £1,500)
Floor insulation (suspended floor) (£800 - £1,200)
Draughtproof single-glazed windows (£80 - £120)
Low energy lighting for all fixed outlets (£30)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)
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

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Sold	02/06/2023 (3 years ago)	£410,000	—

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
14 HOBSON WAY, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2GE	£294,000	16/01/2026	Detached
Same street 48 ROLLESTONE ROAD, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2GB	£315,000	31/03/2025	Detached
8 WENTWORTH GARDENS, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2GR	£367,500	12/10/2023	Detached
Same street 40 ROLLESTONE ROAD, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2GB	£322,000	07/06/2023	Detached
15 WENTWORTH GARDENS, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2GR	£355,000	21/12/2022	Detached
TRIDINGS, 1 WENTWORTH GROVE, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2LB	£370,000	27/10/2022	Detached
6 WENTWORTH GROVE, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2LB	£415,000	27/10/2022	Detached
15 WENTWORTH GARDENS, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2GR	£315,000	30/09/2022	Detached
21 WENTWORTH GROVE, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2LB	£399,950	24/06/2022	Detached
22 LONG COPSE, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2LD	£470,000	27/05/2022	Detached
54 CRAWTE AVENUE, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2GQ	£322,500	27/05/2022	Detached
Same street 56 ROLLESTONE ROAD, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2GB	£335,000	17/01/2022	Semi-detached
6 LONG COPSE, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2LD	£410,000	30/09/2021	Detached
16 WENTWORTH GARDENS, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2GR	£370,000	27/09/2021	Detached
1 MAY COPSE, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2GL	£399,950	28/06/2021	Detached
2 WENTWORTH GROVE, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2LB	£360,000	28/06/2021	Detached
8 LONG COPSE, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2LD	£425,000	28/06/2021	Detached
43 CRAWTE AVENUE, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2GQ	£298,000	18/06/2021	Detached

Street average: £324,000 (3 sales)

Area average: £371,460 (15 sales)

Capital growth trend

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

5y growth 10%

10y growth 28.3%

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

1y (index) -0.9%

5y (index) 7%

10y (index) 22.9%

Rental Range

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

Low £1,113/mo

Realistic £1,237/mo

Optimistic £1,361/mo

Based on Local Authority from postcode lookup → New Forest.

LHA (30th percentile) floor for Winchester: £1,271/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SO45 2GB

Nearby

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

Type	Name	Distance
Shop	Blackfield Golf Range	0.1 miles
Bus stop	Bethany Gospel Hall	0.1 miles
Bus stop	Rollestone Cross Roads	0.2 miles
Shop	Sainsbury's Local	0.5 miles
Train station	Exbury Central	1.7 miles
Train station	Exbury North	1.7 miles
Hospital	Hythe Hospital	2.6 miles
University	Warsash Maritime Academy	3.6 miles
University	Waterfront Campus	4.8 miles
Hospital	Priory Hospital	4.9 miles

Street-level crime

Category	Count
Violence and sexual offences	21
Anti-social behaviour	9
Criminal damage and arson	4
Other crime	3
Other theft	2
Bicycle theft	1
Burglary	1
Drugs	1
Possession of weapons	1
Total incidents	43

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
Cadland Primary School	Primary	0.4 miles	Good — 16 May 2023
Blackfield Primary School	Primary	0.4 miles	Good — 16 Nov 2022
Manor Church of England Infant School	Primary	0.9 miles	Good — 6 Nov 2013
New Forest School	Other	0.9 miles	Outstanding — 16 Oct 2022
The New Forest Academy	Secondary	1.0 miles	Good — 12 Nov 2023

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.29%

Max investor price (0.8%) £154,625

Target investor price (1%) £123,700

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).