# 2 bedroom end of terrace house for sale (YO32 2HY)

## Property Details

| Key | Value |
|-----|-------|
| Address | 82 THE VILLAGE, YORK, HAXBY, YORK YO32 2HY |
| Price | £252,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: before 1900 |
| Floor area | 51 m² |
| Last sold | £212,000 Nov 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 05/08/2030
- **Current heating cost:** £603/year

### Recommendations
- Q (14,000)
- W1 (1,200)
- E (20)
- N (6,000)
- U (5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0268-1077-6238-9530-6220)

## Description

Positioned in a highly sought after village location, this charming two bedroom cottage is beautifully presented throughout and offers the perfect blend of character and contemporary living. The heart of the home is the stylish newly fitted "Kesseler" kitchen, thoughtfully designed with both elegance and practicality in mind.

The property further benefits from a delightful enclosed rear garden, ideal for relaxing or entertaining, while being conveniently located close to local amenities and transport links.

Offering warmth, charm, and modern finishes throughout, this wonderful home is sure to appeal to a wide range of buyers. Viewing is highly recommended to fully appreciate all that this lovely cottage has to offer.

Living Room

The living room features a composite front door, a sash window overlooking the front aspect, exposed wooden beams, and laminate flooring.

Kitchen

The stylishly appointed "Kessseler" kitchen features an impressive range of wall and base units, complemented by high-quality quartz worktops with an inset sink and mixer tap. Integrated appliances include an oven and dishwasher, w

Rear Lobby

Door giving access to the rear garden.

Shower Room

Features a modern white three-piece suite, including a corner shower cubicle with an overhead shower, a low-level WC, and a pedestal wash hand basin. Additional features include tiled walls and a double glazed rear facing window.

First Floor Landing

Doors to:

Bedroom 1

Spacious double bedroom featuring a charming period cast iron fireplace and a double glazed sash window overlooking the front aspect.

Bedroom 2

Double glazed window overlooking the rear aspect and is currently arranged as a study.

Externally

To the side of the property, a gated entrance leads to the rear walled courtyard garden. Fully enclosed for privacy, the garden features an attractive gravelled seating area.

**IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS:** We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller. POTENTIAL TENANTS: All properties are available for a minimum length of time, with the exception of short term accommodation. Please contact the branch for details. A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions. Payment of all utilities including water rates or metered supply and Council Tax is the responsibility of the tenant in most cases. 

HAX260106/2

## Property Photos

- ![Picture No. 12](/listings/photos/88555203/524670) - Picture No. 12
- ![Picture No. 06](/listings/photos/88555203/524673) - Picture No. 06
- ![Picture No. 02](/listings/photos/88555203/524674) - Picture No. 02
- ![Picture No. 07](/listings/photos/88555203/524676) - Picture No. 07
- ![Picture No. 10](/listings/photos/88555203/524679) - Picture No. 10
- ![Picture No. 13](/listings/photos/88555203/524680) - Picture No. 13
- ![Picture No. 11](/listings/photos/88555203/524682) - Picture No. 11
- ![Picture No. 04](/listings/photos/88555203/524684) - Picture No. 04
- ![Picture No. 05](/listings/photos/88555203/524687) - Picture No. 05
- ![Picture No. 08](/listings/photos/88555203/524689) - Picture No. 08
- ![Picture No. 09](/listings/photos/88555203/524691) - Picture No. 09
- ![Picture No. 03](/listings/photos/88555203/524693) - Picture No. 03

## Floorplans

- ![Picture No. 14](/listings/photos/88555203/524694) - Picture No. 14
- ![Floorplan](/listings/photos/88555203/713083) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/88555203/524695) - EPC Rating Graph

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #4083068
- **Address:** 82 The Village, Haxby, YO32 2HY
- **Certificate Issued:** 25/09/2006
- **Work Completed:** 03/08/2006
- **Items:** 5 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 82 THE VILLAGE, HAXBY, YORK, YO32 2HY | £212,000 | 21/11/2025 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 67 THE VILLAGE, HAXBY, YORK, YO32 2JE | £317,500 | 17/11/2025 | Terraced |
| 75 THE VILLAGE, HAXBY, YORK, YO32 2JE | £390,000 | 05/09/2025 | Terraced |
| [Same street] ASHGROVE, 43 FLAT 27 THE VILLAGE, HAXBY, YORK, YO32 2HY | £99,950 | 28/07/2023 | Flat |
| [Same street] ASHGROVE, 43 FLAT 23 THE VILLAGE, HAXBY, YORK, YO32 2HY | £105,000 | 07/07/2023 | Flat |
| [Same street] ASHGROVE, 43 FLAT 25 THE VILLAGE, HAXBY, YORK, YO32 2HY | £100,000 | 30/06/2023 | Flat |
| [Same street] ASHGROVE, 43 FLAT 15 THE VILLAGE, HAXBY, YORK, YO32 2HY | £97,500 | 28/06/2023 | Flat |
| [Same street] ASHGROVE, 43 FLAT 9 THE VILLAGE, HAXBY, YORK, YO32 2HY | £108,500 | 01/12/2022 | Flat |
| [Same street] ASHGROVE, 43 FLAT 18 THE VILLAGE, HAXBY, YORK, YO32 2HY | £110,000 | 25/03/2022 | Flat |
| 20 NORTH LANE, HAXBY, YORK, YO32 3JP | £215,000 | 11/02/2022 | Terraced |

**Street average:** £103,492 (6 sales)
**Area average:** £307,500 (3 sales)

## Price vs local average

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

- **Local average:** £292,520 (10 Terraced, YO32, 2024–2026)
- **Deviation:** -13.9%

## Rental Range

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

- **Low:** £1,067/mo
- **Realistic:** £1,186/mo
- **Optimistic:** £1,305/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £773/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 End Terrace, North Lane, YO32 | £975/mo | 2 | 0.06 miles | OpenRent |

**Average rent: £975/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £121,875
- **Target investor price (1%):** £97,500

*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 £975/mo).*

- **Gross yield:** 4.6%
- **Cost-to-rent:** 21.5×
- **Monthly cashflow:** £-140/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.3%

*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:** £4,941/m²

## Capital growth trend

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

- **5y growth:** 50.1%
- **10y growth:** 52.6%

## House Price Index (HM Land Registry)

*Official index for York; Terraced series; as of April 2026.*

- **1y growth (index):** 3.4%
- **5y growth (index):** 15.4%
- **10y growth (index):** 41.1%

## 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)