Detached 2 sales on record

28A VICARAGE HILL

FARNHAM, WAVERLEY, SURREY, GU9 8HJ

£550,000

Location

Map view View on Google Maps View on OpenStreetMap Street View GU9 8HJ

Nearby

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

Type	Name	Distance
Bus stop	Fox Road	0.2 miles
Shop	Tesco Express	0.4 miles
Train station	Farnham	0.8 miles
University	University for the Creative Arts, Farnham Campus	1.3 miles
Hospital	Farnham Community Hospital	1.4 miles

Property details

Tenure

Freehold

Property type

Detached

Bedrooms

Bathrooms

Floor area

157 m²

EPC rating

Last sold

£550,000 Feb 2026

Price per m²

£3,503/m²

Local average

£834,581 (37 sales)

Street crime

39 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 17/11/2016

Expiry date: 16/11/2026

Current heating cost: £962/year

Potential heating cost: £834/year

Est. upgrade cost to C: £17,020

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Low energy lighting for all fixed outlets (£120)
Upgrade heating controls (£350 - £450)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	25/02/2026	£550,000	Detached	-38.2%	£581,099 to April 2026	View transaction
Sold	15/03/2017	£890,000	Detached	—	£1,125,326 to April 2026	View transaction

Historic listings

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

Event	Date	Price
sold	01/01/2026	£550,000
sold	01/01/2017	£890,000
listed	09/12/2016	£925,000
sold	01/01/1997	£225,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
5 GROVELANDS, LOWER BOURNE, FARNHAM, WAVERLEY, SURREY, GU10 3RQ	£1,150,000	12/09/2025	Detached
20 FRENSHAM ROAD, FARNHAM, WAVERLEY, SURREY, GU9 8HE	£855,000	17/11/2023	Detached
30 VICARAGE HILL, FARNHAM, WAVERLEY, SURREY, GU9 8HJ	£975,000	03/03/2023	Detached
17 DEEPDENE, LOWER BOURNE, FARNHAM, WAVERLEY, SURREY, GU10 3QP	£827,000	07/12/2022	Detached
YEW TREE HOUSE, 1A GREENHILL ROAD, FARNHAM, WAVERLEY, SURREY, GU9 8JN	£1,750,000	25/11/2022	Detached
2 GROVELANDS, LOWER BOURNE, FARNHAM, WAVERLEY, SURREY, GU10 3RQ	£1,050,000	05/08/2022	Detached
6 OLD CHURCH LANE, FARNHAM, WAVERLEY, SURREY, GU9 8HQ	£780,000	27/07/2022	Detached
9 FRENSHAM ROAD, FARNHAM, WAVERLEY, SURREY, GU9 8HD	£865,000	29/06/2022	Detached
PINE TOPS SCHOOL LANE, LOWER BOURNE, FARNHAM, WAVERLEY, SURREY, GU10 3PF	£1,420,000	16/06/2022	Detached
MONODENDRI, 2 OLD CHURCH LANE, FARNHAM, WAVERLEY, SURREY, GU9 8HQ	£455,000	20/08/2021	Detached
11 GREENHILL ROAD, FARNHAM, WAVERLEY, SURREY, GU9 8JW	£1,350,000	18/08/2021	Detached
APRIL COTTAGE VICARAGE HILL, FARNHAM, WAVERLEY, SURREY, GU9 8HL	£1,275,000	10/08/2021	Detached
11 VICARAGE LANE, THE BOURNE, FARNHAM, WAVERLEY, SURREY, GU9 8HN	£595,000	06/08/2021	Detached

Area average: £1,026,692 (13 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

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

5y growth 10.6%

10y growth 20.4%

House Price Index (HM Land Registry — official index, not sold-price averages): Waverley. Series: Detached. As of April 2026.

1y (index) 1.7%

5y (index) 19.5%

10y (index) 26.3%

Rental Range

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

Low £1,301/mo

Realistic £1,445/mo

Optimistic £1,590/mo

Based on Local Authority from postcode lookup → Waverley.

LHA (30th percentile) floor for Blackwater Valley: Apr 2025 – Mar 2026

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 4-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Flat, Morley Road, GU9	£1,575/mo	2	0.58 miles	OpenRent
1 Bed Flat, The Fairfield, GU9	£1,030/mo	1	0.87 miles	OpenRent

Average rent: £1,303/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.24%

Max investor price (0.8%) £162,875

Target investor price (1%) £130,300

Gross yield 2.8%

Cost-to-rent ratio 35.2×

Monthly cashflow £-1,018/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -7.7%

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).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	19
Anti-social behaviour	5
Criminal damage and arson	4
Other theft	4
Public order	4
Burglary	1
Shoplifting	1
Vehicle crime	1
Total incidents	39

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
The Ridgeway School	Other	0.3 miles	Outstanding — 27 Jun 2013
The Abbey School	Other	0.6 miles	Outstanding — 3 Jul 2024
South Farnham School	Primary	0.6 miles	Outstanding — 20 Jun 2024
St Polycarp's Catholic Primary School	Primary	0.7 miles	Outstanding — 16 Apr 2015
Highfield South Farnham School	Primary	0.8 miles	Outstanding — 22 Feb 2018

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
07/11/2017	15/09/2017	—	1
23/10/2017	22/09/2017	1	—

# 28A VICARAGE HILL, FARNHAM, WAVERLEY, SURREY, GU9 8HJ

## Property details

- Slug: `785a08e` (address key hash: `785a08e7687159eadae4e8e08e31c710307e35c5`)
- Postcode: GU9 8HJ
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 4
- Bathrooms: 2
- Floor area: 157 m²
- EPC rating: D
- Last sold: £550,000 Feb 2026
- Price per m²: £3,503/m²
- Local average: £834,581 (37 sales)
- Street crime: 39 incidents within 1 mile (May 2026)

## Latest sale

- Price: £550,000
- Date: 2026-02-25
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 16/11/2026
- **Current heating cost:** £962/year
- **Est. upgrade cost to C:** £17,020

### Recommendations
- W2 (£4,000 - £6,000)
- E (£120)
- G (£350 - £450)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9347-2883-7496-9596-8285)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-25 | £550,000 | Detached | -38.2% | £581,099 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-b193-8922-e063-4804a8c094d0) |
| Sold | 2017-03-15 | £890,000 | Detached | — | £1,125,326 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c4edfff-e61f-1854-e050-a8c063054f34) |

*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 |
|---------|-------|------|------|
| 28A VICARAGE HILL, FARNHAM, WAVERLEY, SURREY, GU9 8HJ | £550,000 | 25/02/2026 | Detached |
| 28A VICARAGE HILL, FARNHAM, WAVERLEY, SURREY, GU9 8HJ | £890,000 | 15/03/2017 | Detached |

## Historic listings

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

- Matched listing: [45880197](http://87.117.209.195:8080/listings/d8eaa0a)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £550,000 |
| sold | 2017-01-01 | £890,000 |
| listed | 2016-12-09 | £925,000 |
| sold | 1997-01-01 | £225,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 5 GROVELANDS, LOWER BOURNE, FARNHAM, WAVERLEY, SURREY, GU10 3RQ | £1,150,000 | 12/09/2025 | Detached |
| 20 FRENSHAM ROAD, FARNHAM, WAVERLEY, SURREY, GU9 8HE | £855,000 | 17/11/2023 | Detached |
| 30 VICARAGE HILL, FARNHAM, WAVERLEY, SURREY, GU9 8HJ | £975,000 | 03/03/2023 | Detached |
| 17 DEEPDENE, LOWER BOURNE, FARNHAM, WAVERLEY, SURREY, GU10 3QP | £827,000 | 07/12/2022 | Detached |
| YEW TREE HOUSE, 1A GREENHILL ROAD, FARNHAM, WAVERLEY, SURREY, GU9 8JN | £1,750,000 | 25/11/2022 | Detached |
| 2 GROVELANDS, LOWER BOURNE, FARNHAM, WAVERLEY, SURREY, GU10 3RQ | £1,050,000 | 05/08/2022 | Detached |
| 6 OLD CHURCH LANE, FARNHAM, WAVERLEY, SURREY, GU9 8HQ | £780,000 | 27/07/2022 | Detached |
| 9 FRENSHAM ROAD, FARNHAM, WAVERLEY, SURREY, GU9 8HD | £865,000 | 29/06/2022 | Detached |
| PINE TOPS SCHOOL LANE, LOWER BOURNE, FARNHAM, WAVERLEY, SURREY, GU10 3PF | £1,420,000 | 16/06/2022 | Detached |
| MONODENDRI, 2 OLD CHURCH LANE, FARNHAM, WAVERLEY, SURREY, GU9 8HQ | £455,000 | 20/08/2021 | Detached |
| 11 GREENHILL ROAD, FARNHAM, WAVERLEY, SURREY, GU9 8JW | £1,350,000 | 18/08/2021 | Detached |
| APRIL COTTAGE VICARAGE HILL, FARNHAM, WAVERLEY, SURREY, GU9 8HL | £1,275,000 | 10/08/2021 | Detached |
| 11 VICARAGE LANE, THE BOURNE, FARNHAM, WAVERLEY, SURREY, GU9 8HN | £595,000 | 06/08/2021 | Detached |

**Area average:** £1,026,692 (13 sales)

## Capital growth trend

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

- **5y growth:** 10.6%
- **10y growth:** 20.4%

## House Price Index (HM Land Registry)

*Official index for Waverley; Detached series; as of April 2026.*

- **1y growth (index):** 1.7%
- **5y growth (index):** 19.5%
- **10y growth (index):** 26.3%

## Rental Range

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

- **Low:** £1,301/mo
- **Realistic:** £1,445/mo
- **Optimistic:** £1,590/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 4-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Morley Road, GU9 | £1,575/mo | 2 | 0.58 miles | OpenRent |
| 1 Bed Flat, The Fairfield, GU9 | £1,030/mo | 1 | 0.87 miles | OpenRent |

**Average rent: £1,303/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.24% (weak for cashflow)
- **Max investor price (0.8%):** £162,875
- **Target investor price (1%):** £130,300

*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 £1,303/mo).*

- **Gross yield:** 2.8%
- **Cost-to-rent:** 35.2×
- **Monthly cashflow:** £-1,018/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7.7%

*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:** Not in Flood Risk Area (no data)

[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 | 19 |
| Anti-social behaviour | 5 |
| Criminal damage and arson | 4 |
| Other theft | 4 |
| Public order | 4 |
| Burglary | 1 |
| Shoplifting | 1 |
| Vehicle crime | 1 |
| **Total incidents** | **39** |

*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 |
|------|------|----------|--------|
| The Ridgeway School | Other | 0.3 miles | Outstanding — 27 Jun 2013 |
| The Abbey School | Other | 0.6 miles | Outstanding — 3 Jul 2024 |
| South Farnham School | Primary | 0.6 miles | Outstanding — 20 Jun 2024 |
| St Polycarp's Catholic Primary School | Primary | 0.7 miles | Outstanding — 16 Apr 2015 |
| Highfield South Farnham School | Primary | 0.8 miles | Outstanding — 22 Feb 2018 |

## FENSA Certificates

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

### FENSA Certificate #12630759
- **Address:** 28a Vicarage Hill, FARNHAM, GU9 8HJ
- **Certificate Issued:** 07/11/2017
- **Work Completed:** 15/09/2017
- **Items:** 1 door(s)

### FENSA Certificate #12607877
- **Address:** 28a Vicarage Hill, FARNHAM, GU9 8HJ
- **Certificate Issued:** 23/10/2017
- **Work Completed:** 22/09/2017
- **Items:** 1 window(s)