# 21 GRIFFON CLOSE, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 0PG

## Property details

- Slug: `9db9b71` (address key hash: `9db9b71ae43c55fbcc21f7a539ad603deb55e419`)
- Postcode: GU14 0PG
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 51 m²
- EPC rating: D
- Year built: England and Wales: 1991-1995
- Last sold: £325,000 May 2026
- Price per m²: £6,373/m²
- Local average: £423,462 (65 sales)
- Street crime: 121 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £325,000
- Date: 2026-05-07
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 25/10/2029
- **Current heating cost:** £369/year

### Recommendations
- W2 (6,000)
- E (20)
- N (6,000)
- U (5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8998-7366-3429-7326-8013)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-05-07 | £325,000 | Semi-detached | +175.4% | £323,445 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/5340b1c5-6cbf-8052-e063-4804a8c06ee4) |
| Sold | 2000-08-04 | £118,000 | Semi-detached | — | £381,118 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/9fa3eb4e-cd80-4278-98fb-1206218b72b4) |

*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 |
|---------|-------|------|------|
| 21 GRIFFON CLOSE, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 0PG | £325,000 | 07/05/2026 | Semi-detached |
| 21 GRIFFON CLOSE, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 0PG | £118,000 | 04/08/2000 | Semi-detached |

## Historic listings

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

- Matched listing: [91967658](http://87.117.209.195:8080/listings/de2a82c)
- Matched listing: [87396837](http://87.117.209.195:8080/listings/ab775db)

| Event | Date | Price |
|-------|------|-------|
| listed | 2026-08-13 | £325,000 |
| listed | 2026-01-07 | £325,000 |
| sold | 2026-01-01 | £325,000 |
| sold | 2026-01-01 | £325,000 |
| sold | 2005-01-01 | £167,900 |
| sold | 2005-01-01 | £167,900 |
| sold | 2004-01-01 | £175,000 |
| sold | 2004-01-01 | £175,000 |
| sold | 2000-01-01 | £118,000 |
| sold | 2000-01-01 | £118,000 |
| sold | 1995-01-01 | £59,750 |
| sold | 1995-01-01 | £59,750 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 12 THE SHRUBBERY, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 0RQ | £420,000 | 27/11/2025 | Semi-detached |
| 5 BRIARS CLOSE, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 0PB | £440,000 | 19/12/2023 | Semi-detached |
| 40 LONG BEECH DRIVE, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 0PR | £440,000 | 17/11/2023 | Semi-detached |
| 30 RICHMOND CLOSE, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 0RH | £345,000 | 25/10/2023 | Semi-detached |
| 3 CANADA AVENUE, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 0FJ | £373,450 | 21/12/2022 | Semi-detached |
| 25 RICHMOND CLOSE, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 0RH | £435,000 | 14/10/2022 | Semi-detached |
| 25 THE SHRUBBERY, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 0RQ | £460,000 | 16/09/2022 | Semi-detached |
| 1 CANADA AVENUE, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 0FJ | £373,000 | 14/09/2022 | Semi-detached |
| 4 WHITEBEAM GARDENS, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 0PS | £435,000 | 01/09/2022 | Semi-detached |
| 5 ROSE GARDENS, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 0RW | £430,000 | 19/07/2022 | Semi-detached |
| 28 RICHMOND CLOSE, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 0RH | £362,000 | 15/07/2022 | Semi-detached |
| 32 THE SHRUBBERY, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 0RQ | £260,000 | 15/06/2022 | Semi-detached |
| 62 CANADA AVENUE, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 0FJ | £437,000 | 20/05/2022 | Semi-detached |
| 3 MASKELL WAY, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 0PU | £370,000 | 06/05/2022 | Semi-detached |
| 54 CANADA AVENUE, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 0FJ | £450,000 | 29/04/2022 | Semi-detached |
| 52 CANADA AVENUE, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 0FJ | £445,000 | 31/03/2022 | Semi-detached |
| 8 WHITEBEAM GARDENS, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 0PS | £405,000 | 11/02/2022 | Semi-detached |
| 10 NEW BRUNSWICK WAY, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 0FL | £450,000 | 17/12/2021 | Semi-detached |
| 1 ALPINE CLOSE, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 0RN | £415,000 | 01/12/2021 | Semi-detached |
| 14 NEW BRUNSWICK WAY, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 0FL | £437,000 | 29/10/2021 | Semi-detached |

**Area average:** £409,123 (20 sales)

## Capital growth trend

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

- **5y growth:** 1.2%
- **10y growth:** 14.3%

## House Price Index (HM Land Registry)

*Official index for Rushmoor; Semi-detached series; as of June 2026.*

- **1y growth (index):** 3.6%
- **5y growth (index):** 19.3%
- **10y growth (index):** 27.3%

## Rental Range

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

- **Low:** £1,248/mo
- **Realistic:** £1,387/mo
- **Optimistic:** £1,526/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 2-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Detached House, Coniston Close, GU14 | £1,850/mo | 3 | 0.41 miles | OpenRent |
| 1 Bed Flat, Hazel Gate, GU14 | £1,175/mo | 1 | 0.68 miles | OpenRent |
| 1 Bed Flat, Hazel Gate, GU14 | £1,100/mo | 1 | 0.68 miles | OpenRent |

**Average rent: £1,375/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.36% (weak for cashflow)
- **Max investor price (0.8%):** £146,875
- **Target investor price (1%):** £117,500

*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 £1,175/mo).*

- **Gross yield:** 4.3%
- **Cost-to-rent:** 23×
- **Monthly cashflow:** £-247/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.1%

*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 | 50 |
| Anti-social behaviour | 20 |
| Public order | 10 |
| Other theft | 9 |
| Criminal damage and arson | 8 |
| Vehicle crime | 7 |
| Burglary | 5 |
| Shoplifting | 5 |
| Other crime | 3 |
| Theft from the person | 2 |
| Drugs | 1 |
| Possession of weapons | 1 |
| **Total incidents** | **121** |

*Within 1 mile during Jul 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 |
|------|------|----------|--------|
| Southwood Infant School | Primary | 0.1 miles | Good — 14 Jun 2023 |
| Parsonage Farm Nursery and Infant School | Primary | 0.7 miles | — (Inspected (no overall grade)) |
| Tower Hill Primary School | Primary | 0.7 miles | — (Inspected (no overall grade)) |
| Cove School | Secondary | 0.8 miles | Good — 3 Feb 2020 |
| Cove Junior School | Primary | 0.8 miles | Good — 16 Oct 2014 |