# 50 THORNFIELD GREEN, BLACKWATER, CAMBERLEY, HART, HAMPSHIRE, GU17 9EY

## Property details

- Slug: `6d4aba8` (address key hash: `6d4aba8c8239fd2ddcd99e80b931edaa0e836c73`)
- Postcode: GU17 9EY
- Transactions on record: 4

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 1
- Bathrooms: 1
- Floor area: 29 m²
- EPC rating: C
- Year built: England and Wales: 1983-1990
- Last sold: £182,000 Feb 2026
- Price per m²: £6,276/m²
- Local average: £191,050 (4 sales)
- Street crime: 113 incidents within 1 mile (May 2026)

## Latest sale

- Price: £182,000
- Date: 2026-02-27
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 19/04/2031
- **Current heating cost:** £282/year
- **Est. upgrade cost to C:** £6,000

### Recommendations
- W2 (£4,000 - £6,000)
- L2 (£800 - £1,200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0110-2940-2040-2029-2661)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-27 | £182,000 | Flat | +35.8% | £176,135 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-3aad-8922-e063-4804a8c094d0) |
| Sold | 2006-02-17 | £134,000 | Flat | +27.6% | £195,705 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/3535a06f-62a5-4c43-a711-b884a7d31a13) |
| Sold | 2001-11-30 | £105,000 | Flat | +119% | £218,409 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/b99d735e-3abf-4a08-93d6-1fd684752ce9) |
| Sold | 1996-10-04 | £47,950 | Flat | — | £203,894 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/95c0360c-962a-46cb-b9cf-13e797dbd623) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 50 THORNFIELD GREEN, BLACKWATER, CAMBERLEY, HART, HAMPSHIRE, GU17 9EY | £182,000 | 27/02/2026 | Flat |
| 50 THORNFIELD GREEN, BLACKWATER, CAMBERLEY, HART, HAMPSHIRE, GU17 9EY | £134,000 | 17/02/2006 | Flat |
| 50 THORNFIELD GREEN, BLACKWATER, CAMBERLEY, HART, HAMPSHIRE, GU17 9EY | £105,000 | 30/11/2001 | Flat |
| 50 THORNFIELD GREEN, BLACKWATER, CAMBERLEY, HART, HAMPSHIRE, GU17 9EY | £47,950 | 04/10/1996 | Flat |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [160777787](http://87.117.209.195:8080/listings/1c2df1c)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £182,000 |
| listed | 2025-04-16 | £185,000 |
| sold | 2006-01-01 | £134,000 |
| sold | 2001-01-01 | £105,000 |
| sold | 1996-01-01 | £47,950 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1 CLAREMONT PLACE, BLACKWATER, CAMBERLEY, HART, HAMPSHIRE, GU17 9EN | £220,000 | 12/12/2025 | Flat |
| 10 CLAREMONT PLACE, BLACKWATER, CAMBERLEY, HART, HAMPSHIRE, GU17 9EN | £250,000 | 19/10/2023 | Flat |
| 20 THORNFIELD GREEN, BLACKWATER, CAMBERLEY, HART, HAMPSHIRE, GU17 9EY | £180,000 | 14/06/2023 | Flat |
| 8 THORNFIELD GREEN, BLACKWATER, CAMBERLEY, HART, HAMPSHIRE, GU17 9EY | £200,000 | 27/07/2022 | Flat |
| HAWLEY LODGE FLAT 4 HAWLEY ROAD, BLACKWATER, CAMBERLEY, HART, HAMPSHIRE, GU17 9EJ | £299,995 | 27/04/2022 | Flat |
| 1 THORNFIELD GREEN, BLACKWATER, CAMBERLEY, HART, HAMPSHIRE, GU17 9EY | £210,000 | 07/02/2022 | Flat |
| HAWLEY LODGE FLAT 8 HAWLEY ROAD, BLACKWATER, CAMBERLEY, HART, HAMPSHIRE, GU17 9EJ | £300,000 | 30/09/2021 | Flat |

**Area average:** £237,142 (7 sales)

## Capital growth trend

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

- **5y growth:** 4.1%
- **10y growth:** 16.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -1.3%
- **5y growth (index):** 3%
- **10y growth (index):** 8.8%

## Rental Range

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

- **Low:** £1,276/mo
- **Realistic:** £1,418/mo
- **Optimistic:** £1,560/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 1-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed End Terrace, Tovey, GU15 | £1,350/mo | 2 | 0.74 miles | OpenRent |
| 3 Bed Semi-Detached House, Camberley, GU15 | £1,600/mo | 3 | 0.76 miles | OpenRent |

**Average rent: £1,475/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.81% (okay)
- **Max investor price (0.8%):** £184,375
- **Target investor price (1%):** £147,500

*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 OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,475/mo).*

- **Gross yield:** 9.7%
- **Cost-to-rent:** 10.3×
- **Monthly cashflow:** £586/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 13.3%

*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).*

## 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)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 37 |
| Anti-social behaviour | 27 |
| Shoplifting | 12 |
| Public order | 10 |
| Other theft | 8 |
| Criminal damage and arson | 7 |
| Vehicle crime | 4 |
| Burglary | 3 |
| Bicycle theft | 2 |
| Drugs | 1 |
| Other crime | 1 |
| Robbery | 1 |
| **Total incidents** | **113** |

*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.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Hawley Primary School | Primary | 0.1 miles | Good — 5 May 2022 |
| Bohunt Farnborough | Secondary | 0.7 miles | Inadequate — 21 Sep 2022 |
| The Ferns Primary Academy | Primary | 0.7 miles | — (Inspected (no overall grade)) |
| South Camberley Primary and Nursery School | Primary | 0.9 miles | Good — 3 Jul 2022 |
| Farnborough Grange Nursery & Infant Community School | Primary | 1.0 miles | Inadequate — 12 Dec 2022 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #16123822
- **Address:** 50 Thornfield Green, Blackwater, GU17 9EY
- **Certificate Issued:** 14/01/2024
- **Work Completed:** 09/01/2024
- **Items:** 1 door(s)