Sold STC Flat

7

DEVENISH HOUSE, 49, SOUTHGATE STREET, WINCHESTER, HAMPSHIRE SO23 9EH

2 beds 2 baths 1,636 sq ft Listed 3 Mar 2023 (-1188d)

£555,000

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# 2 bedroom flat for sale (SO23 9EH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 7, DEVENISH HOUSE, 49, SOUTHGATE STREET, WINCHESTER, HAMPSHIRE SO23 9EH |
| Price | £555,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Construction age | England and Wales: before 1900 |
| Floor area | 152 m² |
| Last sold | £537,500 Jul 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Current heating cost:** £1,742/year
- **Est. upgrade cost to C:** £11,000

### Recommendations
- Q (£4,000 - £14,000)
- L2 (£1,600 - £2,400)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0320-2385-9440-2395-2911)

## Description

A FANTASTIC APARTMENT IN THIS CHARACTERFUL CONVERSION - BEAUTIFULLY PRESENTED

****

A most attractive position with this apartment, located on the second floor of Devenish House, with pleasant views from the living areas towards St Thomas Church. Beautifully decorated and styled, this layout is practical and spacious. The open plan design of the kitchen and living area provides plenty of space for entertaining, and various layout options for furniture and tables. The kitchen holds a stylish design, with an electric hob, breakfast bar and built in appliances.

Both bedrooms are good sized doubles, with contemporary ensuites to both rooms, which feature electric towel rails and smart tiling. The hallway provides useful built in storage, and a further handy cloakroom for guests.

The building is a short distance to Winchester City Centre with an array of shops, bars and restaurants right from the doorstep. Bus routes and the train station are within easy reach, and the property falls within the sought after Westgate School catchment.

The property comes with an allocated parking space, storage lock up, a share of the freehold and no forward chain.

Please contact Goadsby to arrange your viewing and for further information on the planning permission for a third floor gallery / terrace.

Council Tax Band: D

Share of Freehold

Lease 125 Years

£1650 Service Charges per annum

**Kitchen / Living Room** 6.4m (21'0) max x 4.88m (16') max

**Dining Room** 2.01m (6'7)  x 2.18m (7'2)

**Bedroom 1** 6.55m (21'6)  x 2.9m (9'6)

**Ensuite** 2.77m (9'1)  x 2.36m (7'9)

**Bedroom 2** 3.68m (12'1) max x 3.4m (11'2) max

**Ensuite** 2.18m (7'2)  x 1.3m (4'3)

****

ALL MEASUREMENTS QUOTED ARE APPROX. AND FOR GUIDANCE ONLY.  THE FIXTURES, FITTINGS & APPLIANCES HAVE NOT BEEN TESTED AND THEREFORE NO GUARANTEE CAN BE GIVEN THAT THEY ARE IN WORKING ORDER.  YOU ARE ADVISED TO CONTACT THE LOCAL AUTHORITY FOR DETAILS OF COUNCIL TAX.  PHOTOGRAPHS ARE REPRODUCED FOR GENERAL INFORMATION AND IT CANNOT BE INFERRED THAT ANY ITEM SHOWN IS INCLUDED.

These particulars are believed to be correct but their accuracy cannot be guaranteed and they do not constitute an offer or form part of any contract.

Solicitors are specifically requested to verify the details of our sales particulars in the pre-contract enquiries, in particular the price, local and other searches, in the event of a sale.

**VIEWING**

Strictly through the vendors agents GOADSBY

**OPENING HOURS**

MON - FRI 8:45AM - 6:00PM, SAT 8:45AM - 5:00PM

****

DRAFT DETAILSWe are awaiting verification of these details by the seller(s).

## Property Photos

- ![Main (Main)](/listings/photos/132193664/240532) - Main (Main)
- ![Bedroom 1](/listings/photos/132193664/240533) - Bedroom 1
- ![View](/listings/photos/132193664/240534) - View
- ![Kitchen/Dining Room](/listings/photos/132193664/240535) - Kitchen/Dining Room
- ![Kitchen](/listings/photos/132193664/240536) - Kitchen
- ![Kitchen](/listings/photos/132193664/240537) - Kitchen
- ![Ensuite](/listings/photos/132193664/240538) - Ensuite
- ![Dining Room](/listings/photos/132193664/240539) - Dining Room
- ![Bedroom 2](/listings/photos/132193664/240540) - Bedroom 2
- ![Ensuite](/listings/photos/132193664/240541) - Ensuite
- ![View](/listings/photos/132193664/240542) - View
- ![Hall](/listings/photos/132193664/240543) - Hall
- ![Lifestyle](/listings/photos/132193664/240544) - Lifestyle
- ![Winchester Cathedral](/listings/photos/132193664/240545) - Winchester Cathedral
- ![View](/listings/photos/132193664/240546) - View
- ![Local Area](/listings/photos/132193664/240547) - Local Area
- ![Car Park](/listings/photos/132193664/240548) - Car Park

## Floorplans

- ![Floorplan](/listings/photos/132193664/240549) - Floorplan

## EPC Graphs

- ![EPC](/listings/photos/132193664/240550) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| DEVENISH HOUSE, 49 7 SOUTHGATE STREET, WINCHESTER, HAMPSHIRE, SO23 9EH | £537,500 | 03/07/2023 | 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 |
|---------|-------|------|------|
| DEVENISH HOUSE, 49 4 SOUTHGATE STREET, WINCHESTER, HAMPSHIRE, SO23 9EH | £315,000 | 19/09/2023 | Flat |
| DEVENISH HOUSE, 49 6 SOUTHGATE STREET, WINCHESTER, HAMPSHIRE, SO23 9EH | £476,000 | 19/06/2023 | Flat |
| DEVENISH HOUSE, 49 3 SOUTHGATE STREET, WINCHESTER, HAMPSHIRE, SO23 9EH | £470,000 | 25/05/2023 | Flat |
| DEVENISH HOUSE, 49 5 SOUTHGATE STREET, WINCHESTER, HAMPSHIRE, SO23 9EH | £467,500 | 19/05/2023 | Flat |
| LIONS HALL FLAT 26 ST SWITHUN STREET, WINCHESTER, HAMPSHIRE, SO23 9HW | £295,000 | 17/02/2023 | Flat |
| DEVENISH HOUSE, 49 1 SOUTHGATE STREET, WINCHESTER, HAMPSHIRE, SO23 9EH | £565,000 | 16/12/2022 | Flat |
| LIONS HALL FLAT 21 ST SWITHUN STREET, WINCHESTER, HAMPSHIRE, SO23 9HW | £365,000 | 09/12/2022 | Flat |
| 1 FLAT 2 ST CROSS ROAD, WINCHESTER, HAMPSHIRE, SO23 9JA | £350,000 | 09/12/2022 | Flat |
| DEVENISH HOUSE, 49 8 SOUTHGATE STREET, WINCHESTER, HAMPSHIRE, SO23 9EH | £525,000 | 04/11/2022 | Flat |
| DEVENISH HOUSE, 49 2 SOUTHGATE STREET, WINCHESTER, HAMPSHIRE, SO23 9EH | £462,000 | 26/10/2022 | Flat |
| DEVENISH HOUSE, 49 9 SOUTHGATE STREET, WINCHESTER, HAMPSHIRE, SO23 9EH | £437,000 | 12/08/2022 | Flat |
| HAMILTON HOUSE, 64 FLAT 1 CANON STREET, WINCHESTER, HAMPSHIRE, SO23 9JW | £695,000 | 16/11/2021 | Flat |
| ST THOMAS HOUSE, 7 FLAT 5 ST THOMAS STREET, WINCHESTER, HAMPSHIRE, SO23 9GN | £228,000 | 03/08/2021 | Flat |

**Area average:** £434,654 (13 sales)

## Price vs local average

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

- **Local average:** £289,420 (25 Flat, SO23, 2024–2026)
- **Deviation:** +91.8%

## 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

## 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, Grange Close, SO23 | £1,500/mo | 2 | 1.06 miles | OpenRent |

**Average rent: £1,500/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.27% (weak for cashflow)
- **Max investor price (0.8%):** £187,500
- **Target investor price (1%):** £150,000

*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 £1,500/mo).*

- **Gross yield:** 3.2%
- **Cost-to-rent:** 30.8×
- **Monthly cashflow:** £-861/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.4%

*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:** £3,651/m²

## Capital growth trend

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

- **5y growth:** -25.6%
- **10y growth:** -26.6%

## House Price Index (HM Land Registry)

*Official index for Winchester; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -2.9%
- **5y growth (index):** 0%
- **10y growth (index):** 4.1%

## 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)

Main (Main) Bedroom 1 View Kitchen/Dining Room Kitchen Kitchen Ensuite Dining Room Bedroom 2 Ensuite View Hall Lifestyle Winchester Cathedral View Local Area Car Park

/ 17

Property details

Tenure

SHARE_OF_FREEHOLD

Floor area

152 m²

EPC rating

Year built

England and Wales: before 1900

Last sold

£537,500 Jul 2023

Price per m²

£3,651/m²

Local average

£289,420 (+91.8%)

Deprivation

Decile 8 (24,676 of 33,755)

Street crime

258 incidents within 1 mile (Mar 2026)

Key features

Two Double Bedrooms
Allocated Parking Space
Store Lock Up
No Forward Chain
Centrally Located
Beautifully Renovated
3rd Floor Gallery/Terrace Planning Permission

Additional details

Parking: Yes

Description

A FANTASTIC APARTMENT IN THIS CHARACTERFUL CONVERSION - BEAUTIFULLY PRESENTED
**
A most attractive position with this apartment, located on the second floor of Devenish House, with pleasant views from the living areas towards St Thomas Church. Beautifully decorated and styled, this layout is practical and spacious. The open plan design of the kitchen and living area provides plenty of space for entertaining, and various layout options for furniture and tables. The kitchen holds a stylish design, with an electric hob, breakfast bar and built in appliances.

Both bedrooms are good sized doubles, with contemporary ensuites to both rooms, which feature electric towel rails and smart tiling. The hallway provides useful built in storage, and a further handy cloakroom for guests.

The building is a short distance to Winchester City Centre with an array of shops, bars and restaurants right from the doorstep. Bus routes and the train station are within easy reach, and the property falls within the sought after Westgate School catchment.

The property comes with an allocated parking space, storage lock up, a share of the freehold and no forward chain.

Please contact Goadsby to arrange your viewing and for further information on the planning permission for a third floor gallery / terrace.

Council Tax Band: D
Share of Freehold
Lease 125 Years
£1650 Service Charges per annum
Kitchen / Living Room 6.4m (21'0) max x 4.88m (16') max

Dining Room 2.01m (6'7) x 2.18m (7'2)

Bedroom 1 6.55m (21'6) x 2.9m (9'6)

Ensuite 2.77m (9'1) x 2.36m (7'9)

Bedroom 2 3.68m (12'1) max x 3.4m (11'2) max

Ensuite 2.18m (7'2) x 1.3m (4'3)

ALL MEASUREMENTS QUOTED ARE APPROX. AND FOR GUIDANCE ONLY. THE FIXTURES, FITTINGS & APPLIANCES HAVE NOT BEEN TESTED AND THEREFORE NO GUARANTEE CAN BE GIVEN THAT THEY ARE IN WORKING ORDER. YOU ARE ADVISED TO CONTACT THE LOCAL AUTHORITY FOR DETAILS OF COUNCIL TAX. PHOTOGRAPHS ARE REPRODUCED FOR GENERAL INFORMATION AND IT CANNOT BE INFERRED THAT ANY ITEM SHOWN IS INCLUDED.
These particulars are believed to be correct but their accuracy cannot be guaranteed and they do not constitute an offer or form part of any contract.
Solicitors are specifically requested to verify the details of our sales particulars in the pre-contract enquiries, in particular the price, local and other searches, in the event of a sale.
VIEWING
Strictly through the vendors agents GOADSBY
OPENING HOURS
MON - FRI 8:45AM - 6:00PM, SAT 8:45AM - 5:00PM
**
DRAFT DETAILSWe are awaiting verification of these details by the seller(s).

Listed by

Winchester

Goadsby

Reference: 132193664

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 15/04/2025

Current heating cost: £1,742/year

Potential heating cost: £715/year

Est. upgrade cost to C: £11,000

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

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
High heat retention storage heaters (£1,600 - £2,400)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC

Price history

Event	Date	Price	% change
Sold	03/07/2023 (2 years ago)	£537,500	—

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
DEVENISH HOUSE, 49 4 SOUTHGATE STREET, WINCHESTER, HAMPSHIRE, SO23 9EH	£315,000	19/09/2023	Flat
DEVENISH HOUSE, 49 6 SOUTHGATE STREET, WINCHESTER, HAMPSHIRE, SO23 9EH	£476,000	19/06/2023	Flat
DEVENISH HOUSE, 49 3 SOUTHGATE STREET, WINCHESTER, HAMPSHIRE, SO23 9EH	£470,000	25/05/2023	Flat
DEVENISH HOUSE, 49 5 SOUTHGATE STREET, WINCHESTER, HAMPSHIRE, SO23 9EH	£467,500	19/05/2023	Flat
LIONS HALL FLAT 26 ST SWITHUN STREET, WINCHESTER, HAMPSHIRE, SO23 9HW	£295,000	17/02/2023	Flat
DEVENISH HOUSE, 49 1 SOUTHGATE STREET, WINCHESTER, HAMPSHIRE, SO23 9EH	£565,000	16/12/2022	Flat
LIONS HALL FLAT 21 ST SWITHUN STREET, WINCHESTER, HAMPSHIRE, SO23 9HW	£365,000	09/12/2022	Flat
1 FLAT 2 ST CROSS ROAD, WINCHESTER, HAMPSHIRE, SO23 9JA	£350,000	09/12/2022	Flat
DEVENISH HOUSE, 49 8 SOUTHGATE STREET, WINCHESTER, HAMPSHIRE, SO23 9EH	£525,000	04/11/2022	Flat
DEVENISH HOUSE, 49 2 SOUTHGATE STREET, WINCHESTER, HAMPSHIRE, SO23 9EH	£462,000	26/10/2022	Flat
DEVENISH HOUSE, 49 9 SOUTHGATE STREET, WINCHESTER, HAMPSHIRE, SO23 9EH	£437,000	12/08/2022	Flat
HAMILTON HOUSE, 64 FLAT 1 CANON STREET, WINCHESTER, HAMPSHIRE, SO23 9JW	£695,000	16/11/2021	Flat
ST THOMAS HOUSE, 7 FLAT 5 ST THOMAS STREET, WINCHESTER, HAMPSHIRE, SO23 9GN	£228,000	03/08/2021	Flat

Area average: £434,654 (13 sales)

Capital growth trend

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

5y growth -25.6%

10y growth -26.6%

House Price Index (HM Land Registry — official index, not sold-price averages): Winchester. Series: Flats and maisonettes. As of March 2026.

1y (index) -2.9%

5y (index) 0%

10y (index) 4.1%

Rental Range

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

Low £1,351/mo

Realistic £1,501/mo

Optimistic £1,651/mo

Based on Local Authority from postcode lookup → Winchester.

LHA (30th percentile) floor for Winchester: £1,047/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SO23 9EH

Nearby

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

Type	Name	Distance
Shop	Cathedral Gift Shop	0.1 miles
Bus stop	St. Thomas Church	0.1 miles
Shop	Design House	0.1 miles
University	Winchester School of Art	0.5 miles
Train station	Winchester	0.5 miles
University	University of Winchester	0.6 miles
Hospital	Royal Hampshire County Hospital	0.6 miles
Train station	Shawford	2.7 miles

Street-level crime

Category	Count
Violence and sexual offences	102
Shoplifting	34
Anti-social behaviour	25
Drugs	23
Public order	23
Criminal damage and arson	17
Other theft	9
Burglary	5
Other crime	5
Possession of weapons	5
Bicycle theft	4
Vehicle crime	4
Theft from the person	2
Total incidents	258

Within 1 mile during Mar 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
The Pilgrims School	Other	0.2 miles	— (No rating)
Winchester College	Other	0.2 miles	— (No rating)
Swanwick Lodge	Other	0.2 miles	— (No rating)
University of Winchester	Other	0.5 miles	— (No rating)
St Bede Church of England Primary School	Primary	0.5 miles	— (Inspected (no overall grade))

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, Grange Close, SO23	£1,500/mo	2	1.06 miles	OpenRent

Average rent: £1,500/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.27%

Max investor price (0.8%) £187,500

Target investor price (1%) £150,000

Gross yield 3.2%

Cost-to-rent ratio 30.8×

Monthly cashflow £-861/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -6.4%

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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