Sold Retirement Property

41

CRESCENT PLACE, 35, PORTWAY, WARMINSTER, WILTSHIRE BA12 8JU

1 beds 495 sq ft Listed 18 Dec 2024 (-546d)

£225,000

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# 1 bedroom retirement property for sale (BA12 8JU)

## Property Details

| Key | Value |
|-----|-------|
| Address | 41, CRESCENT PLACE, 35, PORTWAY, WARMINSTER, WILTSHIRE BA12 8JU |
| Price | £225,000 |
| Bedrooms | 1 |
| Council tax | TBC |
| Floor area | 46 m² |
| Last sold | £215,000 Jan 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 04/09/2033
- **Current heating cost:** £100/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0360-3735-0210-2907-5921)

## Description

Apartment 41 is a one-bedroom apartment situated on the second floor. The property features a large open plan living area which includes a fully fitted, modern kitchen. There is a stylish shower room and extra storage in the utility cupboard for convenience.

## Property Photos

- ![Crescent Place rear aspect](/listings/photos/156047885/581974) - Crescent Place rear aspect
- ![Crescent Place Gardens](/listings/photos/156047885/581976) - Crescent Place Gardens
- ![Crescent Place front aspect](/listings/photos/156047885/581978) - Crescent Place front aspect
- ![Crescent Place Homeowner's Lounge](/listings/photos/156047885/581984) - Crescent Place Homeowner's Lounge
- ![Crescent Place Homeowner's Lounge](/listings/photos/156047885/581987) - Crescent Place Homeowner's Lounge
- ![Crescent Place Living Room](/listings/photos/156047885/581990) - Crescent Place Living Room
- ![Crescent Place Open Plan Living](/listings/photos/156047885/582001) - Crescent Place Open Plan Living
- ![Crescent Place Kitchen](/listings/photos/156047885/582019) - Crescent Place Kitchen
- ![Crescent Place Bedroom](/listings/photos/156047885/582033) - Crescent Place Bedroom
- ![Typical Bathroom](/listings/photos/156047885/582049) - Typical Bathroom
- ![EPC](/listings/photos/156047885/582052) - EPC

## Floorplans

- ![Floorplan](/listings/photos/156047885/582059) - Floorplan

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| CRESCENT PLACE, 35 41 PORTWAY, WARMINSTER, WILTSHIRE, BA12 8JU | £215,000 | 31/01/2025 | 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 |
|---------|-------|------|------|
| 38 - 46 HIGH STREET, WARMINSTER, WILTSHIRE, BA12 9AF | £95,000 | 24/01/2025 | Other |
| [Same street] CRESCENT PLACE, 35 29 PORTWAY, WARMINSTER, WILTSHIRE, BA12 8JU | £350,000 | 31/10/2023 | Flat |
| [Same street] CRESCENT PLACE, 35 38 PORTWAY, WARMINSTER, WILTSHIRE, BA12 8JU | £255,000 | 31/10/2023 | Flat |
| [Same street] CRESCENT PLACE, 35 12 PORTWAY, WARMINSTER, WILTSHIRE, BA12 8JU | £252,545 | 27/10/2023 | Flat |
| [Same street] CRESCENT PLACE, 35 12 PORTWAY, WARMINSTER, WILTSHIRE, BA12 8JU | £306,000 | 27/10/2023 | Flat |
| [Same street] CRESCENT PLACE, 35 37 PORTWAY, WARMINSTER, WILTSHIRE, BA12 8JU | £255,000 | 23/10/2023 | Flat |
| [Same street] CRESCENT PLACE, 35 32 PORTWAY, WARMINSTER, WILTSHIRE, BA12 8JU | £330,000 | 20/10/2023 | Flat |
| WOODMEAD RESIDENTIAL HOME, 35 PORTWAY, WARMINSTER, WILTSHIRE, BA12 8QR | £1,050,000 | 28/01/2022 | Other |
| 4 GEORGE STREET, WARMINSTER, WILTSHIRE, BA12 8QA | £225,000 | 07/10/2021 | Other |

**Street average:** £291,424 (6 sales)
**Area average:** £456,667 (3 sales)

## Price vs local average

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

- **Local average:** £749,675 (6 Other, BA12, 2024–2026)
- **Deviation:** -70%

## Rental Range

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

- **Low:** £1,108/mo
- **Realistic:** £1,231/mo
- **Optimistic:** £1,354/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £593/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 |
|------|------|------|------|------|
| 1 Bed Flat, High Street, BA12 | £725/mo | 1 | 0.17 miles | OpenRent |
| 1 Bed Flat, The Chantry, BA12 | £775/mo | 1 | 0.17 miles | OpenRent |
| Studio Flat, High Street, BA12 | £650/mo | 1 | 0.19 miles | OpenRent |
| 1 Bed Flat, George Street, BA12 | £600/mo | 1 | 0.21 miles | OpenRent |
| 1 Bed Flat, East Street, BA12 | £825/mo | 1 | 0.4 miles | OpenRent |
| 1 Bed End Terrace, The Gatehouse, BA12 | £775/mo | 1 | 0.71 miles | OpenRent |
| 1 Bed Flat, Woodcock House, BA12 | £725/mo | 1 | 0.71 miles | OpenRent |
| 1 Bed Flat, Woodcock House, BA12 | £650/mo | 1 | 0.74 miles | OpenRent |

**Average rent: £716/mo (8 listings)**

## 1% Rule

- **Rent ratio:** 0.32% (weak for cashflow)
- **Max investor price (0.8%):** £90,625
- **Target investor price (1%):** £72,500

*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 £725/mo).*

- **Gross yield:** 3.9%
- **Cost-to-rent:** 25.9×
- **Monthly cashflow:** £-259/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.8%

*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:** £4,891/m²

## Capital growth trend

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

- **5y growth:** 87.4%
- **10y growth:** 604.5%

## House Price Index (HM Land Registry)

*Official index for South West; All dwelling types series; as of March 2026.*

- **1y growth (index):** -0.8%
- **5y growth (index):** 12%
- **10y growth (index):** 33.5%

## 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)

Crescent Place rear aspect Crescent Place Gardens Crescent Place front aspect Crescent Place Homeowner's Lounge Crescent Place Homeowner's Lounge Crescent Place Living Room Crescent Place Open Plan Living Crescent Place Kitchen Crescent Place Bedroom Typical Bathroom EPC

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Property details

Tenure

LEASEHOLD

Floor area

46 m²

Council tax band

TBC

EPC rating

Last sold

£215,000 Jan 2025

Price per m²

£4,891/m²

Local average

£749,675 (-70%)

Street crime

95 incidents within 1 mile (Apr 2026)

Key features

Short walk to town centre
Short walk to train station for further travel
Situated in the heart of the Wylye Valley and surrounded by countryside
Stunning landscaped gardens and communal lounge
Safe and secure with a 24/7 emergency call system and camera door entry
Dedicated House Manager
Perfect blend of privacy and community
Ample car parking and landscaped gardens
French balcony
North facing

Additional details

Parking: Yes
Garden: Yes

Description

Listed by

Crescent Place

McCarthy & Stone

Reference: 156047885

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: B

Inspection date: 05/09/2023

Expiry date: 04/09/2033

Current heating cost: £100/year

Potential heating cost: £100/year

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Price history

Event	Date	Price	% change
Sold	31/01/2025 (1 year ago)	£215,000	—

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
38 - 46 HIGH STREET, WARMINSTER, WILTSHIRE, BA12 9AF	£95,000	24/01/2025	Other
Same street CRESCENT PLACE, 35 29 PORTWAY, WARMINSTER, WILTSHIRE, BA12 8JU	£350,000	31/10/2023	Flat
Same street CRESCENT PLACE, 35 38 PORTWAY, WARMINSTER, WILTSHIRE, BA12 8JU	£255,000	31/10/2023	Flat
Same street CRESCENT PLACE, 35 12 PORTWAY, WARMINSTER, WILTSHIRE, BA12 8JU	£252,545	27/10/2023	Flat
Same street CRESCENT PLACE, 35 12 PORTWAY, WARMINSTER, WILTSHIRE, BA12 8JU	£306,000	27/10/2023	Flat
Same street CRESCENT PLACE, 35 37 PORTWAY, WARMINSTER, WILTSHIRE, BA12 8JU	£255,000	23/10/2023	Flat
Same street CRESCENT PLACE, 35 32 PORTWAY, WARMINSTER, WILTSHIRE, BA12 8JU	£330,000	20/10/2023	Flat
WOODMEAD RESIDENTIAL HOME, 35 PORTWAY, WARMINSTER, WILTSHIRE, BA12 8QR	£1,050,000	28/01/2022	Other
4 GEORGE STREET, WARMINSTER, WILTSHIRE, BA12 8QA	£225,000	07/10/2021	Other

Street average: £291,424 (6 sales)

Area average: £456,667 (3 sales)

Capital growth trend

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

5y growth 87.4%

10y growth 604.5%

House Price Index (HM Land Registry — official index, not sold-price averages): South West. Series: All dwelling types. As of March 2026.

1y (index) -0.8%

5y (index) 12%

10y (index) 33.5%

Rental Range

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

Low £1,108/mo

Realistic £1,231/mo

Optimistic £1,354/mo

Based on Postcode area BA → South West.

LHA (30th percentile) floor for West Wiltshire: £593/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View BA12 8JU

Address

Portway

Nearby

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

Type	Name	Distance
Bus stop	Portway Fire Station	0.0 miles
Shop	Iceland	0.2 miles
Shop	Holland & Barrett	0.2 miles
Train station	Warminster	0.2 miles
Train station	Dilton Marsh	3.0 miles
Hospital	Melksham Community Hospital	11.2 miles

Street-level crime

Category	Count
Violence and sexual offences	30
Anti-social behaviour	22
Public order	10
Shoplifting	9
Criminal damage and arson	7
Other theft	6
Burglary	3
Other crime	2
Vehicle crime	2
Drugs	1
Possession of weapons	1
Robbery	1
Theft from the person	1
Total incidents	95

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
The Avenue Primary School and Children's Centre	Primary	0.2 miles	Good — 9 Jun 2024
Warminster School	Other	0.3 miles	— (No rating)
The Minster CofE Primary School	Primary	0.4 miles	Good — 18 Mar 2015
New Close Primary School	Primary	0.5 miles	Good — 17 May 2022
Sambourne Church of England Voluntary Controlled Primary School	Primary	0.6 miles	Good — 13 Dec 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
1 Bed Flat, High Street, BA12	£725/mo	1	0.17 miles	OpenRent
1 Bed Flat, The Chantry, BA12	£775/mo	1	0.17 miles	OpenRent
Studio Flat, High Street, BA12	£650/mo	1	0.19 miles	OpenRent
1 Bed Flat, George Street, BA12	£600/mo	1	0.21 miles	OpenRent
1 Bed Flat, East Street, BA12	£825/mo	1	0.4 miles	OpenRent
1 Bed End Terrace, The Gatehouse, BA12	£775/mo	1	0.71 miles	OpenRent
1 Bed Flat, Woodcock House, BA12	£725/mo	1	0.71 miles	OpenRent
1 Bed Flat, Woodcock House, BA12	£650/mo	1	0.74 miles	OpenRent

Average rent: £716/mo (8 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.32%

Max investor price (0.8%) £90,625

Target investor price (1%) £72,500

Gross yield 3.9%

Cost-to-rent ratio 25.9×

Monthly cashflow £-259/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -4.8%

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).