# 4 bedroom semi-detached house for sale (GU9 7BA) ## Property Details | Key | Value | |-----|-------| | Address | 12 AUSTINS COTTAGES, FARNHAM, SURREY GU9 7BA | | Price | £575,000 | | Bedrooms | 4 | | Bathrooms | 4 | | Council tax | D | | Last sold | £560,000 Mar 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 09/02/2032 - **Current heating cost:** £666/year - **Est. upgrade cost to C:** £11,500 ### Recommendations - B (£500 - £1,500) - W1 (£800 - £1,200) - 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/0132-1322-2100-0910-3296) ## Description No chain! A fantastic opportunity to improve a spacious, extended and attractive 4-6 bedroom home in a well-regarded and convenient location close to Farnham town centre, Waitrose and Potters Gate School. The property has been previously used as a student rental and would benefit from some updating throughout but offers great family space and a lovely, private, enclosed rear garden. The accommodation comprises, extended kitchen/diner with doors to the garden, bedroom three/home office, bedroom one/family-room and two bathrooms on the ground floor. Upstairs are four further bedrooms and two bathrooms as well as loft space. Outside there is ample off-road parking on the gravel drive, side access via the gate and pleasant rear garden. The property is offered with no onward chain. ## Property Photos - ![Picture No. 02](/listings/photos/166602605/1094423) - Picture No. 02 - ![Picture No. 03](/listings/photos/166602605/1094424) - Picture No. 03 - ![1336641-7-68b6039...](/listings/photos/166602605/1094425) - 1336641-7-68b6039... - ![1336641-13-68b603...](/listings/photos/166602605/1094426) - 1336641-13-68b603... - ![1336641-10-68b603...](/listings/photos/166602605/1094427) - 1336641-10-68b603... - ![1336641-2-68b6034...](/listings/photos/166602605/1094428) - 1336641-2-68b6034... - ![1336641-11-68b603...](/listings/photos/166602605/1094429) - 1336641-11-68b603... - ![1336641-15-68b604...](/listings/photos/166602605/1094430) - 1336641-15-68b604... - ![1336641-8-68b603a...](/listings/photos/166602605/1094431) - 1336641-8-68b603a... - ![1336641-20-68b604...](/listings/photos/166602605/1094432) - 1336641-20-68b604... - ![Picture No. 04](/listings/photos/166602605/1094433) - Picture No. 04 - ![Picture No. 05](/listings/photos/166602605/1094434) - Picture No. 05 - ![1336641-5-68b6038...](/listings/photos/166602605/1094435) - 1336641-5-68b6038... - ![1336641-16-68b604...](/listings/photos/166602605/1094436) - 1336641-16-68b604... - ![1336641-12-68b603...](/listings/photos/166602605/1094437) - 1336641-12-68b603... - ![1336641-14-68b603...](/listings/photos/166602605/1094438) - 1336641-14-68b603... - ![1336641-17-68b604...](/listings/photos/166602605/1094439) - 1336641-17-68b604... - ![1336641-18-68b604...](/listings/photos/166602605/1094440) - 1336641-18-68b604... - ![1336641-19-68b604...](/listings/photos/166602605/1094441) - 1336641-19-68b604... - ![1336641-21-68b604...](/listings/photos/166602605/1094442) - 1336641-21-68b604... - ![1336641-22-68b604...](/listings/photos/166602605/1094443) - 1336641-22-68b604... - ![1336641-23-68b604...](/listings/photos/166602605/1094444) - 1336641-23-68b604... - ![1336641-1-68b6033...](/listings/photos/166602605/1094445) - 1336641-1-68b6033... - ![1336641-3-68b6036...](/listings/photos/166602605/1094446) - 1336641-3-68b6036... - ![1336641-4-68b6037...](/listings/photos/166602605/1094447) - 1336641-4-68b6037... - ![1336641-6-68b6038...](/listings/photos/166602605/1094448) - 1336641-6-68b6038... - ![1336641-9-68b603a...](/listings/photos/166602605/1094449) - 1336641-9-68b603a... ## Floorplans - ![1336641.gif](/listings/photos/166602605/1094450) - 1336641.gif ## EPC Graphs - ![EPC Rating Graph](/listings/photos/166602605/1094451) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 12 AUSTINS COTTAGES, FARNHAM, WAVERLEY, SURREY, GU9 7BA | £560,000 | 06/03/2026 | Semi-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 | |---------|-------|------|------| | 8 CRONDALL LANE, FARNHAM, WAVERLEY, SURREY, GU9 7BQ | £827,500 | 09/01/2025 | Semi-detached | | 5 COBBETTS MEWS, FARNHAM, WAVERLEY, SURREY, GU9 7DL | £410,000 | 13/01/2023 | Semi-detached | | 22 CRONDALL LANE, FARNHAM, WAVERLEY, SURREY, GU9 7BQ | £825,000 | 24/10/2022 | Semi-detached | **Area average:** £687,500 (3 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £582,951 (25 Semi-detached, GU9, 2024–2026) - **Deviation:** -1.4% ## 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).* - **LHA floor (this property size):** £1,695/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 | |------|------|------|------|------| | 4 Bed Terraced House, The Chantrys, GU9 | £2,700/mo | 4 | 0.29 miles | OpenRent | | 4 Bed Maisonette, The Chantrys, GU9 | £2,800/mo | 4 | 0.32 miles | OpenRent | | 4 Bed Terraced House, The Chantrys, GU9 | £2,500/mo | 4 | 0.37 miles | OpenRent | | 4 Bed Detached House, High Park Road, GU9 | £3,100/mo | 4 | 0.38 miles | OpenRent | | 4 Bed End Terrace, The Chantrys, GU9 | £2,600/mo | 4 | 0.39 miles | OpenRent | **Average rent: £2,740/mo (5 listings)** ## 1% Rule - **Rent ratio:** 0.47% (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:** 5.6% - **Cost-to-rent:** 17.7× - **Monthly cashflow:** £141/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 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).* ## Price per Square Metre - **£/m²:** £4,356/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 9.8% - **10y growth:** 31.7% ## House Price Index (HM Land Registry) *Official index for Waverley; Semi-detached series; as of April 2026.* - **1y growth (index):** 2.6% - **5y growth (index):** 20.5% - **10y growth (index):** 29.7% ## 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)