# 2 bedroom detached house for sale (RG29 1FH) ## Property Details | Key | Value | |-----|-------| | Address | 3, COTTAGE GREEN, HOOK ROAD, HOOK, NORTH WARNBOROUGH, HAMPSHIRE RG29 1FH | | Price | £795,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | E | | Construction age | England and Wales: 2007-2011 | | Floor area | 100 m² | | Last sold | £710,000 Jun 2023 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 23/03/2033 - **Current heating cost:** £1,271/year - **Est. upgrade cost to C:** £9,500 ### Recommendations - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2045-3025-7207-1857-3200) ## Description The Property Situated within a Cul-de-sac location in the sought after village of North Warnborough, this beautifully presented, two bedroom detached home forms part of an exclusive development of three oak framed houses built in 2011 by Border Oak. The current owners have made further improvements to the property. Benefits to this property include an air source heat pump, underfloor heating, carbon panel insulation, oak flooring, exposed oak framework and externally a private garden, barn style carport with car charging point and allocated parking spaces. Ground Floor A spacious light and airy entrance hall with useful space under the stairs, leads to the elegant living room with wonderful feature brick fireplace with wood burning stove and French doors out to the rear garden. The generous well-appointed fitted, kitchen/dining room with integrated appliances features a newly installed modern Aga with induction hob, breakfast bar and granite worktops. The kitchen leads through into a refurbished family room with bespoke cabinetry and built-in cooler fridge. Patio doors lead out to the lovely garden. There is also a cloakroom/utility room. First Floor On the first floor are two good sized bedrooms, with built-in wardrobes/storage. There is a fitted family bathroom suite with separate shower. Outside The charming, private enclosed rear garden is mainly laid to lawn with flower borders, shrubs and plum trees. Directly to the rear and on both sides of the property, is a well-maintained paved patio. There is an office with electrics/power and an air conditioning unit/heater. There is also a purpose built a bar/social room with two patio areas making an ideal spot for entertaining. In addition there is a useful shed and log store. To the front is allocated parking and carport with electric car charging point. There is also guest parking. Location The village of North Warnborough, which has a general store located in the garage, a choice of pubs, award winning Newlyns Farm Shop and Cookery School and excellent walks out into the surrounding countryside near St John’s Castle and the scenic Basingstoke canal path. Nearby Odiham offers a range of shops and amenities including doctors, optician and dentists as well as a Post Office and restaurants, pubs and coffee shops and a weekly Friday market. North Warnborough is conveniently positioned between Odiham and Junction 5 of the M3 providing fast access to the national motorway network as well as Heathrow, Gatwick and Southampton airports. There is a mainline station at Hook (about 1.8 miles) with trains to London Waterloo (from 1 hr). Odiham also enjoys thriving tennis and cricket clubs. The surrounding area is very well known for its fine Hampshire countryside providing outstanding opportunities for walking and riding. The range of state schooling in the area is excellent, including Buryfields Infant School, Mayhill Junior School and Robert May’s School. Noted independent schools include Lord Wandsworth College, St. Nicholas’ and St Neots. Tax band is E and local council is Hart District. EPC Rating: C ## Property Photos - ![Photo](/listings/photos/167165459/431206) - ![Photo](/listings/photos/167165459/431207) - ![Photo](/listings/photos/167165459/431208) - ![Kitchen 3](/listings/photos/167165459/431209) - Kitchen 3 - ![Photo](/listings/photos/167165459/431210) - ![Photo](/listings/photos/167165459/431211) - ![Photo](/listings/photos/167165459/431212) - ![Photo](/listings/photos/167165459/431213) - ![Photo](/listings/photos/167165459/431214) - ![Photo](/listings/photos/167165459/431215) - ![Photo](/listings/photos/167165459/431216) - ![Photo](/listings/photos/167165459/431217) - ![Photo](/listings/photos/167165459/431218) - ![Photo](/listings/photos/167165459/431219) - ![Photo](/listings/photos/167165459/431220) - ![Photo](/listings/photos/167165459/431221) - ![Photo](/listings/photos/167165459/431222) - ![Photo](/listings/photos/167165459/431223) - ![Photo](/listings/photos/167165459/431224) - ![Photo](/listings/photos/167165459/431225) - ![Photo](/listings/photos/167165459/431226) - ![Photo](/listings/photos/167165459/431227) - ![Photo](/listings/photos/167165459/431228) ## Floorplans - ![Floorplan 1](/listings/photos/167165459/431229) - Floorplan 1 ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #16064080 - **Address:** 3 Cottage Green, Hook Road, RG29 1FH - **Certificate Issued:** 26/11/2023 - **Work Completed:** 03/11/2023 - **Items:** 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | COTTAGE GREEN 3 HOOK ROAD, NORTH WARNBOROUGH, HOOK, HART, HAMPSHIRE, RG29 1FH | £710,000 | 01/06/2023 | Detached | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | THE COTTAGE HOOK ROAD, NORTH WARNBOROUGH, HOOK, HART, HAMPSHIRE, RG29 1ER | £1,090,000 | 12/12/2022 | Detached | | BRIDGE HOUSE HOOK ROAD, NORTH WARNBOROUGH, HOOK, HART, HAMPSHIRE, RG29 1EX | £725,000 | 26/10/2022 | Detached | | BRENT HOUSE COTTAGE THE STREET, NORTH WARNBOROUGH, HOOK, HART, HAMPSHIRE, RG29 1BE | £775,000 | 20/07/2022 | Detached | | 10 NEW ROAD, NORTH WARNBOROUGH, HOOK, HART, HAMPSHIRE, RG29 1EN | £312,000 | 05/11/2021 | Detached | | LYNDALE QUEENS ROAD, NORTH WARNBOROUGH, HOOK, HART, HAMPSHIRE, RG29 1BB | £520,000 | 19/10/2021 | Detached | | THE MISSION HOUSE HOOK ROAD, NORTH WARNBOROUGH, HOOK, HART, HAMPSHIRE, RG29 1EW | £585,000 | 10/09/2021 | Detached | **Area average:** £667,833 (6 sales) ## Rental Range *ONS Price Index of Private Rents (Hart). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,273/mo - **Realistic:** £1,414/mo - **Optimistic:** £1,555/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Basingstoke (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £947/mo ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | 2 Bed Flat, The Bury, RG29 | £1,250/mo | 2 | 0.69 miles | OpenRent | | 2 Bed Flat, Runnymede Drive, RG29 | £1,400/mo | 2 | 1.01 miles | OpenRent | **Average rent: £1,325/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.17% (weak for cashflow) - **Max investor price (0.8%):** £165,625 - **Target investor price (1%):** £132,500 *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 £1,325/mo).* - **Gross yield:** 2% - **Cost-to-rent:** 50× - **Monthly cashflow:** £-1,963/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -10.2% *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).* ## Price per Square Metre - **£/m²:** £7,950/m² ## House Price Index (HM Land Registry) *Official index for Hart; Detached series; as of March 2026.* - **1y growth (index):** 3.3% - **5y growth (index):** 18.4% - **10y growth (index):** 28.9% ## 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)