For sale Not Specified

FLAT 25

THE GRANGE, HOLLOWAY DRIVE, VIRGINIA WATER, SURREY GU25 4ST

3 beds 2 baths 2,228 sq ft Listed 20 Apr 2026 (-132d)

£599,950

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# 3 bedroom property for sale (GU25 4ST)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 25, THE GRANGE, HOLLOWAY DRIVE, VIRGINIA WATER, SURREY GU25 4ST |
| Price | £599,950 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | TBC |
| Construction age | England and Wales: 1996-2002 |
| Floor area | 207 m² |
| Last sold | £1,065,000 Mar 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 13/07/2033
- **Current heating cost:** £2,370/year
- **Est. upgrade cost to C:** £2,600

### Recommendations
- I (£2,200 - £3,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2229-3261-3121-5412-7558)

## Description

A rare to the market ground floor three-bedroom flat in the ever desirable Virginia Park

**Situation**

Virginia Park is situated in an ultra-convenient position only a short level walk from the picturesque shopping parades of Virginia Water with its excellent shops for day to day needs, restaurants and mainline railway station with a fast service of trains to Waterloo in 42 minutes. There is an excellent Waitrose in Sunningdale and for more extensive shopping facilities, the towns of Windsor, Staines, Guildford and Kingston are all close at hand. Junction 13 of the M25 is just 3.5 miles away giving access to London, Heathrow and the motorway network. Other than the world-renowned Wentworth Club, country clubs are abound in the area such as Foxhills, Queenwood, Sunningdale and the Royal Berkshire. Delightful walks can be enjoyed around Virginia Water Lake which leads up to the Polo Fields at Smiths Lawn and is adjacent to Savill Gardens and Windsor Great Park beyond for riding. The area is also very well catered for by a huge choice of private prep schools, as well as two international schools, ACS in Egham and TASIS in Thorpe.

**Fixtures and Fittings**

Fixtures and fittings to be agreed by separate negotiation.

**Tenure**

Share of freehold 999 years from 1 January 1995

**Services**

The property has mains gas, electricity and mains drainage.

**Service/maintenance charges**

£9682 per annum

**Local Authority**

Runnymede Borough Council -

**Energy Rating**

D67

## Property Photos

- ![Photo](/listings/photos/174661016/314671)
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## Floorplans

- ![Floorplan 1](/listings/photos/174661016/314690) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/174661016/314691) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| THE GRANGE FLAT 25 HOLLOWAY DRIVE, VIRGINIA WATER, RUNNYMEDE, SURREY, GU25 4ST | £1,065,000 | 13/03/2024 | Flat |
| THE GRANGE FLAT 25 HOLLOWAY DRIVE, VIRGINIA WATER, RUNNYMEDE, SURREY, GU25 4ST | £550,000 | 20/08/1999 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] THE GRANGE FLAT 12A HOLLOWAY DRIVE, VIRGINIA WATER, RUNNYMEDE, SURREY, GU25 4ST | £927,000 | 15/05/2026 | Flat |
| [Same street] THE GRANGE FLAT 17 HOLLOWAY DRIVE, VIRGINIA WATER, RUNNYMEDE, SURREY, GU25 4ST | £500,000 | 30/06/2023 | Flat |
| [Same street] THE GRANGE FLAT 36 HOLLOWAY DRIVE, VIRGINIA WATER, RUNNYMEDE, SURREY, GU25 4ST | £492,500 | 25/07/2022 | Flat |
| [Same street] THE GRANGE FLAT 22 HOLLOWAY DRIVE, VIRGINIA WATER, RUNNYMEDE, SURREY, GU25 4ST | £490,000 | 31/03/2022 | Flat |
| TROTSWORTH COURT FLAT 57 CHRISTCHURCH ROAD, VIRGINIA WATER, RUNNYMEDE, SURREY, GU25 4AH | £2,229,769 | 07/01/2022 | Other |

**Street average:** £602,375 (4 sales)
**Area average:** £2,229,769 (1 sale)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £700,000 (1 Other, GU25, 2024–2026)
- **Deviation:** -14.3%

## Rental Range

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

- **Low:** £1,421/mo
- **Realistic:** £1,579/mo
- **Optimistic:** £1,737/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,446/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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Stroude Road, GU25 | £2,200/mo | 3 | 0.28 miles | OpenRent |
| 3 Bed Semi-Detached House, Tortosa, GU25 | £2,900/mo | 3 | 0.58 miles | OpenRent |
| 3 Bed Detached House, Trumpsgreen Road, GU25 | £2,700/mo | 3 | 1.01 miles | OpenRent |

**Average rent: £2,600/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.45% (weak for cashflow)
- **Max investor price (0.8%):** £337,500
- **Target investor price (1%):** £270,000

*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 £2,700/mo).*

- **Gross yield:** 5.4%
- **Cost-to-rent:** 18.5×
- **Monthly cashflow:** £42/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.3%

*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).*

## Price per Square Metre

- **£/m²:** £2,898/m²

## House Price Index (HM Land Registry)

*Official index for Runnymede; All dwelling types series; as of May 2026.*

- **1y growth (index):** 2%
- **5y growth (index):** 9.6%
- **10y growth (index):** 21.6%

## 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)

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Property details

Tenure

SHARE_OF_FREEHOLD

Floor area

207 m²

Council tax band

TBC

EPC rating

Year built

England and Wales: 1996-2002

Last sold

£1,065,000 Mar 2024

Price per m²

£2,898/m²

Local average

£700,000 (-14.3%)

Deprivation

Decile 9 (27,583 of 33,755)

Street crime

23 incidents within 1 mile (Jun 2026)

Key features

Lateral 3 bedroom apartment
Lovely dual aspect formal lounge
Floor to ceiling windows
Fully integrated kitchen
Main bedroom with ensuite
two further bedrooms
Communal leisure facilities including indoor swimming pool
Two under ground parking spaces
Storage unit
24hr security

Additional details

Parking: Yes
Garden: Yes

Description

A rare to the market ground floor three-bedroom flat in the ever desirable Virginia Park

Situation
Virginia Park is situated in an ultra-convenient position only a short level walk from the picturesque shopping parades of Virginia Water with its excellent shops for day to day needs, restaurants and mainline railway station with a fast service of trains to Waterloo in 42 minutes. There is an excellent Waitrose in Sunningdale and for more extensive shopping facilities, the towns of Windsor, Staines, Guildford and Kingston are all close at hand. Junction 13 of the M25 is just 3.5 miles away giving access to London, Heathrow and the motorway network. Other than the world-renowned Wentworth Club, country clubs are abound in the area such as Foxhills, Queenwood, Sunningdale and the Royal Berkshire. Delightful walks can be enjoyed around Virginia Water Lake which leads up to the Polo Fields at Smiths Lawn and is adjacent to Savill Gardens and Windsor Great Park beyond for riding. The area is also very well catered for by a huge choice of private prep schools, as well as two international schools, ACS in Egham and TASIS in Thorpe.

Fixtures and Fittings
Fixtures and fittings to be agreed by separate negotiation.

Tenure
Share of freehold 999 years from 1 January 1995

Services
The property has mains gas, electricity and mains drainage.

Service/maintenance charges
£9682 per annum

Local Authority
Runnymede Borough Council -

Energy Rating
D67

Listed by

Virginia Water

Barton Wyatt

Reference: 174661016

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 14/07/2023

Expiry date: 13/07/2033

Current heating cost: £2,370/year

Potential heating cost: £2,204/year

Est. upgrade cost to C: £2,600

Recommendations

Replace boiler with new condensing boiler (£2,200 - £3,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~1,406 m² (0.35 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Floorplan 1

EPC Graphs

EPC

Price history

94% since 1999

Event	Date	Price	% change
Listed for sale	—	£599,950	-43.7%
Sold	13/03/2024 (2 years ago)	£1,065,000	+93.6%
Sold	20/08/1999 (27 years ago)	£550,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
Same street THE GRANGE FLAT 12A HOLLOWAY DRIVE, VIRGINIA WATER, RUNNYMEDE, SURREY, GU25 4ST	£927,000	15/05/2026	Flat
Same street THE GRANGE FLAT 17 HOLLOWAY DRIVE, VIRGINIA WATER, RUNNYMEDE, SURREY, GU25 4ST	£500,000	30/06/2023	Flat
Same street THE GRANGE FLAT 36 HOLLOWAY DRIVE, VIRGINIA WATER, RUNNYMEDE, SURREY, GU25 4ST	£492,500	25/07/2022	Flat
Same street THE GRANGE FLAT 22 HOLLOWAY DRIVE, VIRGINIA WATER, RUNNYMEDE, SURREY, GU25 4ST	£490,000	31/03/2022	Flat
TROTSWORTH COURT FLAT 57 CHRISTCHURCH ROAD, VIRGINIA WATER, RUNNYMEDE, SURREY, GU25 4AH	£2,229,769	07/01/2022	Other

Street average: £602,375 (4 sales)

Area average: £2,229,769 (1 sale)

Capital growth trend

House Price Index (HM Land Registry — official index, not sold-price averages): Runnymede. Series: All dwelling types. As of May 2026.

1y (index) 2%

5y (index) 9.6%

10y (index) 21.6%

Rental Range

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

Low £1,421/mo

Realistic £1,579/mo

Optimistic £1,737/mo

Based on Local Authority from postcode lookup → Runnymede.

LHA (30th percentile) floor for Walton: £1,446/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View GU25 4ST

Address

Holloway Drive

Nearby

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

Type	Name	Distance
Bus stop	Royal Standard	0.2 miles
Train station	Virginia Water	0.3 miles
Shop	WeRepairTech	0.3 miles
Shop	Dan's Turkish Barber	0.3 miles
University	Royal Holloway	1.4 miles
University	Royal Holloway University	1.5 miles
Train station	Egham	1.8 miles
Hospital	St Peter's Hospital A&E	2.4 miles
Hospital	St Peter's Hospital	2.4 miles

Street-level crime

Category	Count
Anti-social behaviour	6
Violence and sexual offences	5
Criminal damage and arson	3
Public order	3
Other crime	2
Vehicle crime	2
Burglary	1
Other theft	1
Total incidents	23

Within 1 mile during Jun 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
St Ann's Heath Junior School	Primary	0.4 miles	Good — 2 Jun 2015
Trumps Green Infant School	Primary	0.7 miles	Good — 18 Oct 2022
Thorpe CofE Aided Primary School	Primary	1.1 miles	— (Inspected (no overall grade))
ACS Egham International School	Other	1.1 miles	— (No rating)
T A S I S	Other	1.4 miles	— (No rating)

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
3 Bed Semi-Detached House, Stroude Road, GU25	£2,200/mo	3	0.28 miles	OpenRent
3 Bed Semi-Detached House, Tortosa, GU25	£2,900/mo	3	0.58 miles	OpenRent
3 Bed Detached House, Trumpsgreen Road, GU25	£2,700/mo	3	1.01 miles	OpenRent

Average rent: £2,600/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.45%

Max investor price (0.8%) £337,500

Target investor price (1%) £270,000

Gross yield 5.4%

Cost-to-rent ratio 18.5×

Monthly cashflow £42/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.3%

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).