Sold STC House

28 ROLLESTONE ROAD

SOUTHAMPTON, HOLBURY, HAMPSHIRE SO45 2GB

2 beds Listed 14 Nov 2003 (-8251d)

£199,000

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# 2 bedroom house for sale (SO45 2GB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 28 ROLLESTONE ROAD, SOUTHAMPTON, HOLBURY, HAMPSHIRE SO45 2GB |
| Price | £199,000 |
| Bedrooms | 2 |
| Last sold | £195,000 Jul 2004 |

## Description

THE ACCOMMODATION COMPRISES :

ON THE GROUND FLOOR

COVERED PORCH

ENTRANCE HALL  with part glazed front door.  Telephone point.  Stairs to First Floor. Understairs cupboard.  Wall light point.  Radiator.  Sliding door leading to :-

KITCHEN/BREAKFAST ROOM  14'7" x 7'4".  Rear and side aspects.  Fitted stainless steel single drainer sink unit with drawer and cupboards under.  Floor unit comprising cupboards, drawers and worktop surface.  Wall cupboards.  Double radiator. Sliding door leading to the Lounge/Diner.  Part glazed door to rear garden and :-

OUTSIDE W.C.  Fitted with low level W.C. suite.

LOUNGE/DINER  24'1" x 11'1" narrowing to 9'5".  Front and rear aspects.  Fitted gas fire.  Six wall light points.  Two double radiators.

ON THE FIRST FLOOR

LANDING  Access to roof space.

BEDROOM 1  12'10" x 11'0" max.  Front aspect.  Radiator.

BEDROOM 2  12'10" x 11'1" max.  Front aspect.  Radiator.

BATHROOM & W.C.   Front aspect.  Fitted panelled bath.  Close-coupled W.C.  Pedestal wash hand basin.  Radiator.  Built-in cupboard.

EXTERIOR

The front garden is laid mainly to tarmacadam providing CAR STANDING SPACE and leading to the PART INTEGRAL GARAGE (16'4" x 11'0" max) with up and over door, hot water cylinder, gas fired boiler and electric light.

Side access to the rear garden which is in excess of 165 ft long and is laid mainly to grass together with numerous shrubs.

PROPERTY REFERENCE NO :  1115

The information given in these particulars is intended to help you decide whether you wish to view this property and to avoid wasting your time in viewing unsuitable properties.  Any photographs used are reproduced for general information and it must not be inferred that any item is included for sale with the property.  We have tried to make sure that these particulars are accurate, but to a large extent we have to rely on what the seller tells us about the property.  We do not check every single piece of information ourselves as the cost of doing so would be prohibitive and we do not wish to unnecessarily add to the cost of moving house.Once you find the property you want to buy, you will need to carry out more investigations into the property than it is practical or reasonable for an estate agent to do when preparing sales particulars.  For example, we have not carried out any kind of survey of the property to look for structural defects and would advise any homebuyer to obtain a surveyor's report before exchanging contracts.  If you do not have your own surveyor, we would be pleased to recommend one.  We have not checked whether any equipment in the property (such as central heating) is in working order and would advise homebuyers to check this.  You should also instruct a solicitor to investigate all legal matters relating to the property (e.g. title, planning permission, etc.) as these are specialist matters in which estate agents are not qualified.  Your solicitor will also agree with the seller which items (e.g. carpets, curtains, etc.) will be included in the sale.

These particulars do not constitute an offer or contract of sale.  Any prospective purchasers should satisfy themselves by inspection of the property.

## Property Photos

- ![Front Aspect](/listings/photos/2406654/429779) - Front Aspect
- ![Kitchen/B'fast Room](/listings/photos/2406654/429780) - Kitchen/B'fast Room
- ![Lounge/Diner](/listings/photos/2406654/429782) - Lounge/Diner
- ![Rear Garden](/listings/photos/2406654/429783) - Rear Garden

## FENSA Certificates

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

### FENSA Certificate #5643274
- **Address:** 28 Rollestone Road, Holbury, SO45 2GB
- **Certificate Issued:** 28/04/2008
- **Work Completed:** 21/04/2008
- **Items:** 1 window(s)

### FENSA Certificate #2216801
- **Address:** 28 Rollestone Road, Holbury, SO45 2GB
- **Certificate Issued:** 16/11/2004
- **Work Completed:** 21/09/2004
- **Items:** 7 window(s), 3 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 28 ROLLESTONE ROAD, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2GB | £195,000 | 07/07/2004 | 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 |
|---------|-------|------|------|
| 19 CRAWTE AVENUE, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2GP | £2,400 | 25/10/2022 | Other |
| 1 ROLLESTONE ROAD, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2GD | £785,000 | 07/10/2022 | Other |
| 16 WENTWORTH GROVE, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2LB | £456,000 | 28/10/2021 | Other |
| 23 CRAWTE AVENUE, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2GP | £144,000 | 14/10/2021 | Other |
| 1 ROLLESTONE ROAD, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2GD | £730,000 | 02/09/2021 | Other |

**Area average:** £423,480 (5 sales)

## Price vs local average

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

- **Local average:** £802,500 (2 Other, SO45, 2024–2026)
- **Deviation:** -75.2%

## Rental Range

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

- **Low:** £1,113/mo
- **Realistic:** £1,237/mo
- **Optimistic:** £1,361/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,047/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, Hampton Lane, SO45 | £1,100/mo | 2 | 0.58 miles | OpenRent |
| 2 Bed Flat, Hampton Lane, SO45 | £995/mo | 2 | 0.59 miles | OpenRent |

**Average rent: £1,048/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.53% (weak for cashflow)
- **Max investor price (0.8%):** £131,000
- **Target investor price (1%):** £104,800

*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 £1,048/mo).*

- **Gross yield:** 6.3%
- **Cost-to-rent:** 15.8×
- **Monthly cashflow:** £135/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.8%

*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:** 154.5%
- **10y growth:** 21328.6%

## House Price Index (HM Land Registry)

*Official index for New Forest; All dwelling types series; as of March 2026.*

- **1y growth (index):** -1.6%
- **5y growth (index):** 5.1%
- **10y growth (index):** 21.2%

## 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)

Front Aspect Kitchen/B'fast Room Lounge/Diner Rear Garden

/ 4

Property details

Last sold

£195,000 Jul 2004

Local average

£802,500 (-75.2%)

Deprivation

Decile 6 (19,000 of 33,755)

Street crime

43 incidents within 1 mile (Apr 2026)

Key features

Entrance Hall
Lounge/Diner
Kitchen/Breakfast Room
2 Bedrooms
Bathroom & W.C.
Gas Heating
Secondary Double Glazed Windows
Garage
Rear Garden in Excess of 165 ft Long
NO CHAIN

Description

THE ACCOMMODATION COMPRISES :

ON THE GROUND FLOOR

COVERED PORCH

ENTRANCE HALL with part glazed front door. Telephone point. Stairs to First Floor. Understairs cupboard. Wall light point. Radiator. Sliding door leading to :-

KITCHEN/BREAKFAST ROOM 14'7" x 7'4". Rear and side aspects. Fitted stainless steel single drainer sink unit with drawer and cupboards under. Floor unit comprising cupboards, drawers and worktop surface. Wall cupboards. Double radiator. Sliding door leading to the Lounge/Diner. Part glazed door to rear garden and :-

OUTSIDE W.C. Fitted with low level W.C. suite.

LOUNGE/DINER 24'1" x 11'1" narrowing to 9'5". Front and rear aspects. Fitted gas fire. Six wall light points. Two double radiators.

ON THE FIRST FLOOR

LANDING Access to roof space.

BEDROOM 1 12'10" x 11'0" max. Front aspect. Radiator.

BEDROOM 2 12'10" x 11'1" max. Front aspect. Radiator.

BATHROOM & W.C. Front aspect. Fitted panelled bath. Close-coupled W.C. Pedestal wash hand basin. Radiator. Built-in cupboard.

EXTERIOR

The front garden is laid mainly to tarmacadam providing CAR STANDING SPACE and leading to the PART INTEGRAL GARAGE (16'4" x 11'0" max) with up and over door, hot water cylinder, gas fired boiler and electric light.

Side access to the rear garden which is in excess of 165 ft long and is laid mainly to grass together with numerous shrubs.

PROPERTY REFERENCE NO : 1115

The information given in these particulars is intended to help you decide whether you wish to view this property and to avoid wasting your time in viewing unsuitable properties. Any photographs used are reproduced for general information and it must not be inferred that any item is included for sale with the property. We have tried to make sure that these particulars are accurate, but to a large extent we have to rely on what the seller tells us about the property. We do not check every single piece of information ourselves as the cost of doing so would be prohibitive and we do not wish to unnecessarily add to the cost of moving house.Once you find the property you want to buy, you will need to carry out more investigations into the property than it is practical or reasonable for an estate agent to do when preparing sales particulars. For example, we have not carried out any kind of survey of the property to look for structural defects and would advise any homebuyer to obtain a surveyor's report before exchanging contracts. If you do not have your own surveyor, we would be pleased to recommend one. We have not checked whether any equipment in the property (such as central heating) is in working order and would advise homebuyers to check this. You should also instruct a solicitor to investigate all legal matters relating to the property (e.g. title, planning permission, etc.) as these are specialist matters in which estate agents are not qualified. Your solicitor will also agree with the seller which items (e.g. carpets, curtains, etc.) will be included in the sale.

These particulars do not constitute an offer or contract of sale. Any prospective purchasers should satisfy themselves by inspection of the property.

Listed by

Hythe

Peter Allen Independent Estate Agents

Reference: 2406654

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

FENSA Certificates

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

FENSA Certificate #5643274

Property Details

Street: 28 Rollestone Road

Town: Holbury

Postcode: SO45 2GB

Installation Details

Items: 1 window

Certificate Issued: 28/04/2008

Work Completed: 21/04/2008

This certificate data was retrieved from FENSA's database

FENSA Certificate #2216801

Property Details

Street: 28 Rollestone Road

Town: Holbury

Postcode: SO45 2GB

Installation Details

Items: 7 windows and 3 doors

Certificate Issued: 16/11/2004

Work Completed: 21/09/2004

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	07/07/2004 (21 years ago)	£195,000	—

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
19 CRAWTE AVENUE, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2GP	£2,400	25/10/2022	Other
1 ROLLESTONE ROAD, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2GD	£785,000	07/10/2022	Other
16 WENTWORTH GROVE, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2LB	£456,000	28/10/2021	Other
23 CRAWTE AVENUE, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2GP	£144,000	14/10/2021	Other
1 ROLLESTONE ROAD, HOLBURY, SOUTHAMPTON, NEW FOREST, HAMPSHIRE, SO45 2GD	£730,000	02/09/2021	Other

Area average: £423,480 (5 sales)

Capital growth trend

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

5y growth 154.5%

10y growth 21328.6%

House Price Index (HM Land Registry — official index, not sold-price averages): New Forest. Series: All dwelling types. As of March 2026.

1y (index) -1.6%

5y (index) 5.1%

10y (index) 21.2%

Rental Range

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

Low £1,113/mo

Realistic £1,237/mo

Optimistic £1,361/mo

Based on Local Authority from postcode lookup → New Forest.

LHA (30th percentile) floor for Winchester: £1,047/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SO45 2GB

Nearby

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

Type	Name	Distance
Shop	Blackfield Golf Range	0.1 miles
Bus stop	Bethany Gospel Hall	0.1 miles
Bus stop	Rollestone Cross Roads	0.2 miles
Shop	Sainsbury's Local	0.5 miles
Train station	Exbury Central	1.7 miles
Train station	Exbury North	1.7 miles
Hospital	Hythe Hospital	2.6 miles
University	Warsash Maritime Academy	3.6 miles
University	Waterfront Campus	4.8 miles
Hospital	Priory Hospital	4.9 miles

Street-level crime

Category	Count
Violence and sexual offences	21
Anti-social behaviour	9
Criminal damage and arson	4
Other crime	3
Other theft	2
Bicycle theft	1
Burglary	1
Drugs	1
Possession of weapons	1
Total incidents	43

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
Cadland Primary School	Primary	0.4 miles	Good — 16 May 2023
Blackfield Primary School	Primary	0.4 miles	Good — 16 Nov 2022
Manor Church of England Infant School	Primary	0.9 miles	Good — 6 Nov 2013
New Forest School	Other	0.9 miles	Outstanding — 16 Oct 2022
The New Forest Academy	Secondary	1.0 miles	Good — 12 Nov 2023

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, Hampton Lane, SO45	£1,100/mo	2	0.58 miles	OpenRent
2 Bed Flat, Hampton Lane, SO45	£995/mo	2	0.59 miles	OpenRent

Average rent: £1,048/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.53%

Max investor price (0.8%) £131,000

Target investor price (1%) £104,800

Gross yield 6.3%

Cost-to-rent ratio 15.8×

Monthly cashflow £135/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 2.8%

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).