Sold STC Flat

28 DOWNS CLOSE

WATERLOOVILLE, HAMPSHIRE PO7 8SN

2 beds 1 baths 52 m² Listed 21 Mar 2025 (-449d)

£155,000

Reduced on 2 Jun 2025

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# 2 bedroom flat for sale (PO7 8SN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 28 DOWNS CLOSE, WATERLOOVILLE, HAMPSHIRE PO7 8SN |
| Price | £155,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Last sold | £137,000 Feb 2026 |

## Description

IDEAL FIRST TIME OR INVESTMENT PURCHASE, OFFERED WITH NO FORWARD CHAIN.  TWO BEDROOM GROUND FLOOR FLAT situated in Downs Close, Crookhorn.  Accommodation boasts spacious lounge / dining room, modern shower room, gas central heating, ALLOCATED PARKING, conveniently located to local transport links.

Council Tax Band: B

Tenure: Leasehold (89 years)

Service Charge: £1,936.99 per year

## Property Photos

- ![Photo](/listings/photos/159710144/426044)
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## Floorplans

- ![Floorplan 1](/listings/photos/159710144/426064) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/159710144/426066) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 28 DOWNS CLOSE, WATERLOOVILLE, HAVANT, HAMPSHIRE, PO7 8SN | £137,000 | 02/02/2026 | 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 |
|---------|-------|------|------|
| [Same street] 26 DOWNS CLOSE, WATERLOOVILLE, HAVANT, HAMPSHIRE, PO7 8SN | £145,000 | 16/12/2025 | Flat |
| [Same street] 21 DOWNS CLOSE, WATERLOOVILLE, HAVANT, HAMPSHIRE, PO7 8SN | £161,500 | 06/06/2023 | Flat |
| 24 ZEUS LANE, WATERLOOVILLE, HAVANT, HAMPSHIRE, PO7 8AQ | £165,000 | 04/11/2022 | Flat |
| [Same street] 31 DOWNS CLOSE, WATERLOOVILLE, HAVANT, HAMPSHIRE, PO7 8SN | £236,000 | 30/06/2022 | Terraced |
| 41 ATHENA AVENUE, WATERLOOVILLE, HAVANT, HAMPSHIRE, PO7 8AE | £150,000 | 16/06/2022 | Flat |
| 22 TROJAN WAY, WATERLOOVILLE, HAVANT, HAMPSHIRE, PO7 8AL | £175,000 | 30/05/2022 | Flat |
| 35 TROJAN WAY, WATERLOOVILLE, HAVANT, HAMPSHIRE, PO7 8AL | £205,000 | 16/05/2022 | Flat |
| [Same street] 44 DOWNS CLOSE, WATERLOOVILLE, HAVANT, HAMPSHIRE, PO7 8SN | £165,000 | 27/01/2022 | Flat |
| 32 TOR CLOSE, WATERLOOVILLE, HAVANT, HAMPSHIRE, PO7 8SU | £130,000 | 17/01/2022 | Flat |
| 30 ZEUS LANE, WATERLOOVILLE, HAVANT, HAMPSHIRE, PO7 8AQ | £80,400 | 22/11/2021 | Flat |
| [Same street] 19 DOWNS CLOSE, WATERLOOVILLE, HAVANT, HAMPSHIRE, PO7 8SN | £150,000 | 12/11/2021 | Flat |
| 55 ATHENA AVENUE, WATERLOOVILLE, HAVANT, HAMPSHIRE, PO7 8AF | £160,000 | 10/09/2021 | Flat |
| 7 TOR CLOSE, WATERLOOVILLE, HAVANT, HAMPSHIRE, PO7 8SU | £120,000 | 09/09/2021 | Flat |
| [Same street] 50 DOWNS CLOSE, WATERLOOVILLE, HAVANT, HAMPSHIRE, PO7 8SN | £184,000 | 23/07/2021 | Semi-detached |

**Street average:** £173,583 (6 sales)
**Area average:** £148,175 (8 sales)

## Price vs local average

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

- **Local average:** £160,527 (15 Flat, PO7, 2024–2026)
- **Deviation:** -3.4%

## Rental Range

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

- **Low:** £1,018/mo
- **Realistic:** £1,131/mo
- **Optimistic:** £1,244/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £843/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, Stakes Hill Road, PO7 | £1,500/mo | 2 | 0.58 miles | OpenRent |

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

## 1% Rule

- **Rent ratio:** 0.97% (okay)
- **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:** 11.6%
- **Cost-to-rent:** 8.6×
- **Monthly cashflow:** £715/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 19.1%

*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:** -11%
- **10y growth:** 1%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -2.4%
- **5y growth (index):** 3.4%
- **10y growth (index):** 22.4%

## 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

Tenure

LEASEHOLD (89 years remaining on lease)

Floor area

52 m²

Council tax band

Last sold

£137,000 Feb 2026

Local average

£160,527 (-3.4%)

Deprivation

Decile 9 (27,942 of 33,755)

Street crime

116 incidents within 1 mile (Apr 2026)

Additional details

Parking: Off street, Residents
Garden: Communal garden
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

IDEAL FIRST TIME OR INVESTMENT PURCHASE, OFFERED WITH NO FORWARD CHAIN. TWO BEDROOM GROUND FLOOR FLAT situated in Downs Close, Crookhorn. Accommodation boasts spacious lounge / dining room, modern shower room, gas central heating, ALLOCATED PARKING, conveniently located to local transport links.

Council Tax Band: B
Tenure: Leasehold (89 years)
Service Charge: £1,936.99 per year

Listed by

Waterlooville

A J Eyre & Sons

Reference: 159710144

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC

Price history

Event	Date	Price	% change
Sold	02/02/2026 (4 months ago)	£137,000	—

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
Same street 26 DOWNS CLOSE, WATERLOOVILLE, HAVANT, HAMPSHIRE, PO7 8SN	£145,000	16/12/2025	Flat
Same street 21 DOWNS CLOSE, WATERLOOVILLE, HAVANT, HAMPSHIRE, PO7 8SN	£161,500	06/06/2023	Flat
24 ZEUS LANE, WATERLOOVILLE, HAVANT, HAMPSHIRE, PO7 8AQ	£165,000	04/11/2022	Flat
Same street 31 DOWNS CLOSE, WATERLOOVILLE, HAVANT, HAMPSHIRE, PO7 8SN	£236,000	30/06/2022	Terraced
41 ATHENA AVENUE, WATERLOOVILLE, HAVANT, HAMPSHIRE, PO7 8AE	£150,000	16/06/2022	Flat
22 TROJAN WAY, WATERLOOVILLE, HAVANT, HAMPSHIRE, PO7 8AL	£175,000	30/05/2022	Flat
35 TROJAN WAY, WATERLOOVILLE, HAVANT, HAMPSHIRE, PO7 8AL	£205,000	16/05/2022	Flat
Same street 44 DOWNS CLOSE, WATERLOOVILLE, HAVANT, HAMPSHIRE, PO7 8SN	£165,000	27/01/2022	Flat
32 TOR CLOSE, WATERLOOVILLE, HAVANT, HAMPSHIRE, PO7 8SU	£130,000	17/01/2022	Flat
30 ZEUS LANE, WATERLOOVILLE, HAVANT, HAMPSHIRE, PO7 8AQ	£80,400	22/11/2021	Flat
Same street 19 DOWNS CLOSE, WATERLOOVILLE, HAVANT, HAMPSHIRE, PO7 8SN	£150,000	12/11/2021	Flat
55 ATHENA AVENUE, WATERLOOVILLE, HAVANT, HAMPSHIRE, PO7 8AF	£160,000	10/09/2021	Flat
7 TOR CLOSE, WATERLOOVILLE, HAVANT, HAMPSHIRE, PO7 8SU	£120,000	09/09/2021	Flat
Same street 50 DOWNS CLOSE, WATERLOOVILLE, HAVANT, HAMPSHIRE, PO7 8SN	£184,000	23/07/2021	Semi-detached

Street average: £173,583 (6 sales)

Area average: £148,175 (8 sales)

Capital growth trend

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

5y growth -11%

10y growth 1%

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

1y (index) -2.4%

5y (index) 3.4%

10y (index) 22.4%

Rental Range

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

Low £1,018/mo

Realistic £1,131/mo

Optimistic £1,244/mo

Based on Local Authority from postcode lookup → Havant.

LHA (30th percentile) floor for Portsmouth: £843/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View PO7 8SN

Nearby

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

Type	Name	Distance
Bus stop	HSDC South Downs Bus Stop	0.0 miles
Shop	Purbrook Chase Shopping Precinct	0.3 miles
Shop	The Co-operative Food	0.3 miles
Train station	Bedhampton	1.3 miles
Train station	Havant	1.9 miles
Hospital	Oak Park Community Clinic	2.0 miles
Hospital	Elmleigh Hospital	2.1 miles
University	University of Portsmouth - Langstone Campus	4.6 miles
University	Rodney Road Centre	4.7 miles

Street-level crime

Category	Count
Violence and sexual offences	46
Public order	14
Vehicle crime	13
Anti-social behaviour	11
Criminal damage and arson	9
Shoplifting	7
Drugs	4
Other theft	4
Bicycle theft	2
Other crime	2
Robbery	2
Burglary	1
Possession of weapons	1
Total incidents	116

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
Havant and South Downs College	Other	0.1 miles	— (No rating)
Riverside Community Special School	Other	0.1 miles	Good — 7 Sep 2023
Crookhorn College	Secondary	0.3 miles	— (Inspected (no overall grade))
Morelands Primary School	Primary	0.4 miles	Good — 15 Jan 2023
Oaklands Catholic School	Secondary	0.5 miles	Good — 13 Apr 2013

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, Stakes Hill Road, PO7	£1,500/mo	2	0.58 miles	OpenRent

Average rent: £1,500/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.97%

Max investor price (0.8%) £187,500

Target investor price (1%) £150,000

Gross yield 11.6%

Cost-to-rent ratio 8.6×

Monthly cashflow £715/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 19.1%

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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