# 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:** 9.4%
- **10y growth:** 21.2%

## 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)