Sold STC Semi-detached

31 RYON CLOSE

ANDOVER, HAMPSHIRE SP10 4DG

2 beds 65 m² Listed 6 Dec 2012 (-4974d)

£172,950

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# 2 bedroom semi-detached house for sale (SP10 4DG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 31 RYON CLOSE, ANDOVER, HAMPSHIRE SP10 4DG |
| Price | £172,950 |
| Bedrooms | 2 |
| Last sold | £170,000 May 2013 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 10/12/2022 — **EXPIRED** (no longer valid for marketing or letting)
- **Est. upgrade cost to C:** £20,340

### Recommendations
- A (Â£100 - Â£350)
- W (Â£800 - Â£1,200)
- E (Â£15)
- I (Â£2,200 - Â£3,000)
- N (Â£4,000 - Â£6,000)
- U (Â£9,000 - Â£14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9008-2839-7328-9692-9975)

## Description

CONTACT FOR VIEWING

Telephone: 01264 356500 Fax: 01264 369269

e-mail: property@grahamco.co.uk

website: www.rightmove.co.uk

ENTRANCE HALL

Tiled floor, radiator

LIVING ROOM

15'1 x 12'1 (4.60 x 3.68m)

Stairs to first floor, aspect to front, two double radiators

FITTED KITCHEN/DINING ROOM

15'1 x 9'4 (4.60 x 2.84m)

Fitted Kitchen - impressive fitted kitchen with built-in appliances comprising stainless steel sink unit with drainer, range of high and low level kitchen units with worktops over and tiled splash back, built-in washing machine, built-in dishwasher, built-in fridge freezer, fitted hob and oven with extractor above, gas fired boiler for central heating and domestic hot water, aspect to rear, tiled floor

Dining Area - double glazed French doors to rear garden, radiator

FIRST FLOOR LANDING

Built-in airing cupboard, access to loft

BEDROOM 1

15'2 max x 9'2 (4.62 max x 2.79m)

Fitted double wardrobe, aspect to front, radiator

BEDROOM 2

10'1 x 9'1 (3.07 x 2.77m)

Fitted mirrored wardrobe, aspect to rear, radiator

BATHROOM

Suite comprising panel bath with mixer tap and shower above, pedestal wash hand basin, low level WC, fully tiled, extractor fan, stainless steel heated towel rail

OUTSIDE

The front garden is laid to lawn with driveway providing off-road parking space for three cars

The rear garden has been landscaped and comprises patio area leading to lawn area with flower and shrub beds, enclosed by fencing, outside water tap, garden shed

## Property Photos

- ![Photo](/listings/photos/36771691/1324288)
- ![Photo](/listings/photos/36771691/1324292)
- ![Photo](/listings/photos/36771691/1324295)
- ![Photo](/listings/photos/36771691/1324297)
- ![Photo](/listings/photos/36771691/1324300)
- ![Photo](/listings/photos/36771691/1324302)
- ![Photo](/listings/photos/36771691/1324304)
- ![Photo](/listings/photos/36771691/1324307)

## Floorplans

- ![Floorplan 1](/listings/photos/36771691/1324310) - Floorplan 1

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #2912082
- **Address:** 31 Ryon Close, ANDOVER, SP10 4DG
- **Certificate Issued:** 01/08/2005
- **Work Completed:** 02/07/2005
- **Items:** 7 window(s), 1 door(s)

### FENSA Certificate #2391305
- **Address:** 31 Ryon Close, ANDOVER, SP10 4DG
- **Certificate Issued:** 11/01/2005
- **Work Completed:** 09/12/2004
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 31 RYON CLOSE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4DG | £170,000 | 03/05/2013 | Semi-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 |
|---------|-------|------|------|
| 59 JUTLAND CRESCENT, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4NB | £375,000 | 09/01/2026 | Semi-detached |
| [Same street] 1 RYON CLOSE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4DG | £560,000 | 09/12/2024 | Detached |
| 100 VESPASIAN ROAD, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5JP | £227,500 | 08/12/2023 | Semi-detached |
| [Same street] 24 RYON CLOSE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4DG | £322,500 | 28/07/2023 | Semi-detached |
| [Same street] 9 RYON CLOSE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4DG | £263,000 | 14/07/2022 | Semi-detached |
| 43 JUTLAND CRESCENT, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4NB | £370,000 | 20/05/2022 | Semi-detached |
| [Same street] 25 RYON CLOSE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4DG | £263,750 | 20/04/2022 | Semi-detached |
| 65 JUTLAND CRESCENT, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4NB | £280,000 | 03/12/2021 | Semi-detached |

**Street average:** £352,313 (4 sales)
**Area average:** £313,125 (4 sales)

## Price vs local average

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

- **Local average:** £321,268 (28 Semi-detached, SP10, 2024–2026)
- **Deviation:** -46.2%

## Rental Range

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

- **Low:** £1,094/mo
- **Realistic:** £1,215/mo
- **Optimistic:** £1,337/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £947/mo

## 1% Rule

- **Rent ratio:** 0.7% (weak for cashflow)
- **Max investor price (0.8%):** £151,875
- **Target investor price (1%):** £121,500

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £2,661/m²

## Capital growth trend

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

- **5y growth:** 1.5%
- **10y growth:** 33.1%

## House Price Index (HM Land Registry)

*Official index for Test Valley; Semi-detached series; as of April 2026.*

- **1y growth (index):** 0.7%
- **5y growth (index):** 17.3%
- **10y growth (index):** 39.6%

## 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

Floor area

65 m²

EPC rating

Last sold

£170,000 May 2013

Price per m²

£2,661/m²

Local average

£321,268 (-46.2%)

Street crime

132 incidents within 1 mile (May 2026)

Key features

Show Home Condition
Semi-Detached
Living Room
Fitted Kitchen with Dining Area
Two Double Bedrooms
Bathroom
Gas Central Heating
Double Glazing
Driveway
Landscaped Garden

Additional details

Parking: Yes
Garden: Yes

Description

A modern two double bedroom semi-detached family home which has been extensively upgraded by the present owners and is positioned in a cul-de-sac location to the north side of Andover. The property itself benefits from entrance porch leading to living room and fully fitted kitchen with built-in appliances and dining area to the ground floor. To the first floor there are two double bedrooms with fitted wardrobes and a modern bathroom. The property also benefits from gas central heating, double glazed windows, driveway parking to front and enclosed landscaped rear garden. The property is offered in immaculate show home condition throughout and must be viewed internally to be fully appreciated.

CONTACT FOR VIEWING
Telephone: 01264 356500 Fax: 01264 369269
e-mail: property@grahamco.co.uk
website: www.rightmove.co.uk

ENTRANCE HALL
Tiled floor, radiator

LIVING ROOM
15'1 x 12'1 (4.60 x 3.68m)
Stairs to first floor, aspect to front, two double radiators

FITTED KITCHEN/DINING ROOM
15'1 x 9'4 (4.60 x 2.84m)
Fitted Kitchen - impressive fitted kitchen with built-in appliances comprising stainless steel sink unit with drainer, range of high and low level kitchen units with worktops over and tiled splash back, built-in washing machine, built-in dishwasher, built-in fridge freezer, fitted hob and oven with extractor above, gas fired boiler for central heating and domestic hot water, aspect to rear, tiled floor
Dining Area - double glazed French doors to rear garden, radiator

FIRST FLOOR LANDING
Built-in airing cupboard, access to loft

BEDROOM 1
15'2 max x 9'2 (4.62 max x 2.79m)
Fitted double wardrobe, aspect to front, radiator

BEDROOM 2
10'1 x 9'1 (3.07 x 2.77m)
Fitted mirrored wardrobe, aspect to rear, radiator

BATHROOM
Suite comprising panel bath with mixer tap and shower above, pedestal wash hand basin, low level WC, fully tiled, extractor fan, stainless steel heated towel rail

OUTSIDE
The front garden is laid to lawn with driveway providing off-road parking space for three cars

The rear garden has been landscaped and comprises patio area leading to lawn area with flower and shrub beds, enclosed by fencing, outside water tap, garden shed

Listed by

Andover

Graham & Co

Reference: 36771691

EPC Rating & Upgrade Cost

This certificate expired on 10/12/2022. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: B

Inspection date: 11/12/2012

Expiry date: 10/12/2022 (expired)

Est. upgrade cost to C: £20,340

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

Recommendations

Increase loft insulation to 270 mm (Â£100 - Â£350)
Floor insulation (Â£800 - Â£1,200)
Low energy lighting for all fixed outlets (Â£15)
Replace boiler with new condensing boiler (Â£2,200 - Â£3,000)
Solar water heating (Â£4,000 - Â£6,000)
Solar photovoltaic panels, 2.5 kWp (Â£9,000 - Â£14,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #2912082

Property Details

Street: 31 Ryon Close

Town: ANDOVER

Postcode: SP10 4DG

Installation Details

Items: 7 windows and 1 door

Certificate Issued: 01/08/2005

Work Completed: 02/07/2005

This certificate data was retrieved from FENSA's database

FENSA Certificate #2391305

Property Details

Street: 31 Ryon Close

Town: ANDOVER

Postcode: SP10 4DG

Installation Details

Items: 1 door

Certificate Issued: 11/01/2005

Work Completed: 09/12/2004

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	03/05/2013 (13 years ago)	£170,000	—

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
59 JUTLAND CRESCENT, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4NB	£375,000	09/01/2026	Semi-detached
Same street 1 RYON CLOSE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4DG	£560,000	09/12/2024	Detached
100 VESPASIAN ROAD, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 5JP	£227,500	08/12/2023	Semi-detached
Same street 24 RYON CLOSE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4DG	£322,500	28/07/2023	Semi-detached
Same street 9 RYON CLOSE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4DG	£263,000	14/07/2022	Semi-detached
43 JUTLAND CRESCENT, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4NB	£370,000	20/05/2022	Semi-detached
Same street 25 RYON CLOSE, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4DG	£263,750	20/04/2022	Semi-detached
65 JUTLAND CRESCENT, ANDOVER, TEST VALLEY, HAMPSHIRE, SP10 4NB	£280,000	03/12/2021	Semi-detached

Street average: £352,313 (4 sales)

Area average: £313,125 (4 sales)

Capital growth trend

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

5y growth 1.5%

10y growth 33.1%

House Price Index (HM Land Registry — official index, not sold-price averages): Test Valley. Series: Semi-detached. As of April 2026.

1y (index) 0.7%

5y (index) 17.3%

10y (index) 39.6%

Rental Range

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

Low £1,094/mo

Realistic £1,215/mo

Optimistic £1,337/mo

Based on Local Authority from postcode lookup → Test Valley.

LHA (30th percentile) floor for Basingstoke: £947/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SP10 4DG

Nearby

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

Type	Name	Distance
Bus stop	Tintagel Close	0.1 miles
Bus stop	Cole Close	0.1 miles
Shop	Morrisons Daily	0.3 miles
Shop	Saxon Fields Stores	0.4 miles
Hospital	Andover War Memorial Hospital	0.9 miles
Train station	Andover	1.1 miles
Train station	Whitchurch	6.2 miles

Street-level crime

Category	Count
Violence and sexual offences	58
Anti-social behaviour	21
Public order	13
Shoplifting	10
Criminal damage and arson	6
Vehicle crime	6
Drugs	5
Other theft	4
Possession of weapons	3
Other crime	2
Robbery	2
Bicycle theft	1
Burglary	1
Total incidents	132

Within 1 mile during May 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 Knights Enham Junior School	Primary	0.1 miles	— (Inspected (no overall grade))
Knights Enham Nursery and Infant School	Primary	0.2 miles	Requires improvement — 3 Jul 2023
Roman Way Primary School	Primary	0.2 miles	Good — 7 Jun 2013
Smannell Field School	Other	0.4 miles	Good — 27 Apr 2015
Endeavour Primary School	Primary	0.7 miles	Requires improvement — 27 Jul 2023

Rental Comparables

Rental comparables are temporarily unavailable while listing-site fetches are paused. Try again later.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.7%

Max investor price (0.8%) £151,875

Target investor price (1%) £121,500

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).