# 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 |
| Last sold | £215,000 Jan 2025 |

## 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 38 PORTWAY, WARMINSTER, WILTSHIRE, BA12 8JU | £255,000 | 31/10/2023 | Flat |
| [Same street] CRESCENT PLACE, 35 29 PORTWAY, WARMINSTER, WILTSHIRE, BA12 8JU | £350,000 | 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).*

## Capital growth trend

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

- **5y growth:** 18.6%
- **10y growth:** 346%

## 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)