A genuine OfferHound analysis for a 5-bedroom detached property in Kenilworth, Warwickshire. Asking price: £3,250,000. Our verdict: overpriced by 18.2%. Buyer's outcome: negotiated £500,000 off.
OfferHound Property Report
Rightmove listing · Analysed 14 April 2025 · Report ref: OH-24419
Asking Price
£3,250,000
Fair Value
£2,750,000
Recommended Offer
£2,650K–£2,750K
Starting from comparable sales evidence, we apply adjustments for floor area, condition, time elapsed, and market factors to arrive at a fair value range.
Fair value range (90% confidence)
£2,620,000 – £2,880,000
Overpricing vs asking
£500,000 (18.2%)
5 comparable sales within 0.5 miles, sold in the last 14 months. Weighted by proximity, recency, and similarity of type and size.
| Address | Sold | Price | Beds | Sq Ft | £/sq ft | Relevance | Notes |
|---|---|---|---|---|---|---|---|
| Priory Road, CV8 | Jan 2025 | £2,850,000 | 5 | 4,450 | £641 | Similar detached, similar garden size, renovated | |
| Borrowell Ln, CV8 | Nov 2024 | £2,650,000 | 5 | 3,900 | £679 | Detached, slightly smaller, also dated interiors | |
| Rouncil Lane, CV8 | Mar 2025 | £3,100,000 | 6 | 5,100 | £608 | Larger (6-bed), recently extended, fully modernised | |
| High Street, CV8 | Sep 2024 | £2,475,000 | 4 | 3,600 | £688 | 4-bed, smaller, closer to town centre (more demand) |
47 days on market
Sellers facing carrying costs and growing anxiety. Average days-to-sale in CV8 is 28 days.
Comparable evidence gap
The most recent true comparable sold for £400K less. You can put this in writing to the agent.
Dated kitchen & bathrooms
Legitimate basis to request reduction. Renovation costs £80K–£150K at this price point.
Highly desirable location
Kenilworth has consistent buyer demand. Seller may wait for the right buyer rather than discount heavily.
Exceptional garden
0.8 acres of private garden is genuinely rare. Hard to put a price on scarcity in this area.
Opening move
"We've done detailed research on comparable sales in the area — Priory Road went for £2.85M in January, and that was a fully renovated property. Given the work this one needs, we feel £2,650,000 reflects the market."
If they push back
"We love the property and are serious buyers. We're not trying to be cheeky — we're basing this on actual sold prices. We're happy to share the evidence. Can you take £2,700,000 back to the seller?"
Walk-away line
Do not exceed £2,750,000. At that price you're paying fair value with nothing left for the renovation. Above it, you're overpaying.
Open at
£2,600,000
Target price
£2,680,000
Walk away above
£2,750,000
Flood Risk — Low
Property is in Environment Agency Flood Zone 1 (lowest risk). No recorded flood events within 500m in the last 10 years. No real-time EA alerts active.
Planning — Refused extension (2021)
An application to extend the rear kitchen was refused in October 2021 citing impact on neighbouring amenity. A revised application was not submitted. This limits future extension potential — worth flagging to your solicitor.
EPC Rating — D (56 points)
Below average for a property of this size and value. Estimated annual energy cost: £4,800–£6,200. Loft insulation and boiler upgrade flagged as recommended actions. Factor this into your budgeting.
No Structural Concerns Flagged
No subsidence indicators in available data. No insurance claims visible. Property was built 1932 — standard pre-war construction. A structural survey is still recommended.
Nearby Development — None material
No planning applications within 200m that would materially affect outlook or amenity. No strategic allocation for new housing in the immediate area in the current Local Plan.
Area radar — 5 dimensions
Overall area score: 8.8 / 10
Schools in catchment
Transport
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