# 2 bedroom apartment for sale (PO2 7PD)

## Property Details

| Key | Value |
|-----|-------|
| Address | 158B, KINGSTON ROAD, PORTSMOUTH, PORTSMOUTH, PORTSMOUTH PO2 7PD |
| Price | £75,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | A |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 72 m² |
| Last sold | £97,000 Aug 2004 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 19/08/2034
- **Current heating cost:** £1,070/year
- **Est. upgrade cost to C:** £2,175

### Recommendations
- A2 (£850 - £1,500)
- B (£500 - £1,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2402-3041-2208-1824-1204)

## Description

*CASH BUYERS ONLY*

NO CHAIN: TWO BEDROOM FLAT: TOP FLOOR: WALKING DISTANCE TO LOCAL AMENITIES: 

Two-bedroom quirky property on Kingston Road in need of renovation. This property also benefits from gas central heating and double glazing.

VIEWING HIGHLY RECOMMENDED, CALL LEADERS TODAY TO ARRANGE YOUR VIEWING!!  

Successful buyers will be required to complete online identity checks provided by Lifetime Legal. The cost of these checks is £80 plus VAT per purchase which is paid in advance, directly to Lifetime Legal. This charge verifies your identity in line with our obligations as agreed with HMRC and includes mover protection.

## Property Photos

- ![Picture No. 10](/listings/photos/158090558/1202589) - Picture No. 10
- ![Picture No. 12](/listings/photos/158090558/1202590) - Picture No. 12
- ![Picture No. 05](/listings/photos/158090558/1202592) - Picture No. 05
- ![Picture No. 03](/listings/photos/158090558/1202593) - Picture No. 03
- ![Picture No. 08](/listings/photos/158090558/1202594) - Picture No. 08
- ![Picture No. 09](/listings/photos/158090558/1202595) - Picture No. 09
- ![Picture No. 11](/listings/photos/158090558/1202596) - Picture No. 11

## Floorplans

- ![Floorplan](/listings/photos/158090558/1202597) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/158090558/1202599) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 158B KINGSTON ROAD, PORTSMOUTH, PO2 7PD | £97,000 | 13/08/2004 | Flat |
| 158B KINGSTON ROAD, PORTSMOUTH, PO2 7PD | £83,000 | 22/08/2003 | Flat |
| 158B KINGSTON ROAD, PORTSMOUTH, PO2 7PD | £33,000 | 03/10/1997 | 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 |
|---------|-------|------|------|
| 93 FLAT 1 KINGSTON ROAD, PORTSMOUTH, PO2 7FD | £135,000 | 28/11/2025 | Flat |
| PEARL VILLAS, 45 FLAT 2 WASHINGTON ROAD, PORTSMOUTH, PO2 7DU | £92,000 | 26/08/2025 | Flat |
| [Same street] 156A KINGSTON ROAD, PORTSMOUTH, PO2 7PD | £111,000 | 28/03/2025 | Flat |
| 73 FLAT 2 KINGSTON ROAD, PORTSMOUTH, PO2 7DX | £104,500 | 15/08/2023 | Flat |
| FORBES PLACE, 96 FLAT 1 KINGSTON ROAD, PORTSMOUTH, PO2 7DR | £66,805 | 01/06/2023 | Flat |
| FORBES PLACE, 96 FLAT 5 KINGSTON ROAD, PORTSMOUTH, PO2 7DR | £125,000 | 06/04/2023 | Flat |
| STIRLING HOUSE, 149 FLAT 13 KINGSTON ROAD, PORTSMOUTH, PO2 7EE | £150,000 | 28/11/2022 | Flat |
| 73 FLAT 1 KINGSTON ROAD, PORTSMOUTH, PO2 7DX | £160,000 | 25/11/2022 | Flat |
| STIRLING HOUSE, 149 FLAT 2 KINGSTON ROAD, PORTSMOUTH, PO2 7EE | £135,000 | 16/11/2022 | Flat |
| 95 FLAT 1 KINGSTON ROAD, PORTSMOUTH, PO2 7FH | £82,875 | 08/11/2022 | Flat |
| SHAFTESBURY MEWS, 119 FLAT 5 KINGSTON ROAD, PORTSMOUTH, PO2 7DZ | £98,000 | 14/10/2022 | Flat |
| 2A TORONTO ROAD, BUCKLAND, PORTSMOUTH, PO2 7QB | £128,000 | 22/07/2022 | Flat |
| STIRLING HOUSE, 149 FLAT 12 KINGSTON ROAD, PORTSMOUTH, PO2 7EE | £130,000 | 08/07/2022 | Flat |
| 64 FLAT 1 POWERSCOURT ROAD, PORTSMOUTH, PO2 7JN | £155,000 | 14/04/2022 | Flat |
| 79 KINGSTON ROAD, PORTSMOUTH, PO2 7DX | £144,000 | 18/02/2022 | Flat |
| 73 FLAT 3 KINGSTON ROAD, PORTSMOUTH, PO2 7DX | £90,000 | 26/11/2021 | Flat |
| 73 FLAT 5 KINGSTON ROAD, PORTSMOUTH, PO2 7DX | £93,000 | 26/11/2021 | Flat |
| STIRLING HOUSE, 149 FLAT 3 KINGSTON ROAD, PORTSMOUTH, PO2 7EE | £128,000 | 24/11/2021 | Flat |
| 95 FLAT 9 KINGSTON ROAD, PORTSMOUTH, PO2 7FH | £50,000 | 19/11/2021 | Flat |
| 95 FLAT 11 KINGSTON ROAD, PORTSMOUTH, PO2 7FH | £51,000 | 28/10/2021 | Flat |
| 117 WASHINGTON ROAD, PORTSMOUTH, PO2 7DF | £150,000 | 15/10/2021 | Flat |

**Street average:** £111,000 (1 sale)
**Area average:** £113,409 (20 sales)

## Price vs local average

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

- **Local average:** £148,523 (22 Flat, PO2, 2024–2026)
- **Deviation:** -49.5%

## Rental Range

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

- **Low:** £1,229/mo
- **Realistic:** £1,366/mo
- **Optimistic:** £1,503/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, Stirling House, PO2 | £1,195/mo | 2 | 0.06 miles | OpenRent |
| 2 Bed Flat, Kidson Court, PO2 | £1,150/mo | 2 | 0.21 miles | OpenRent |
| 2 Bed Flat, Ernest Road, PO1 | £1,000/mo | 2 | 0.35 miles | OpenRent |

**Average rent: £1,115/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 1.53% (strong)
- **Max investor price (0.8%):** £143,750
- **Target investor price (1%):** £115,000

*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 £1,150/mo).*

- **Gross yield:** 18.4%
- **Cost-to-rent:** 5.4×
- **Monthly cashflow:** £715/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 39.4%

*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:** £1,042/m²

## Capital growth trend

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

- **5y growth:** 8%
- **10y growth:** 35.7%

## House Price Index (HM Land Registry)

*Official index for Portsmouth; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -3.6%
- **5y growth (index):** 2.7%
- **10y growth (index):** 23.7%

## 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)