# 1 bedroom flat for sale (SO42 7QX) ## Property Details | Key | Value | |-----|-------| | Address | Grigg Lane, Brockenhurst, SO42 7QX | | Price | £99,950 | | Bedrooms | 1 | | Bathrooms | 1 | | Last sold | £95,000 | ## Description GROUND FLOOR RETIREMENT FLAT WITH EXTENDED LEASE, PART EXCHANGE CONSIDERED! One bedroom McStone ground floor retirement apartment forming part of an exclusive development close to the centre of Brockenhurst. The flat enjoys views across the communal gardens with a patio off the lounge. Outside: - Communal gardens and patio. General parking area. Facilities: - There is an impressive communal lounge and also a laundry room and guest suite. The 24 hour Careline/communication facility gives flat residents and their relatives some peace of mind. House manager on site at certain times. Lease: - Until 2119. Approx yearly maintenance last year: £3780. Ground rent £380. Epc: B, Council Tax Band: B, Tenure: Leasehold Entry phone system. Access to building via the main communal entrance. Front door of flat opens to: **Hall:** - With Careline facility, light, power, airing cupboard. **Living Room:** - 18'2" x 10'3" - French door lead out to the garden this is a particularly bright aspect which faces approximately west, night storage heater, wall lights and arch way to: **Kitchen:** - 7'2" x 5'5" - Modern range of built in cupboards and drawer units, space for fridge/freezer, electric hob and extractor. Stainless steel sink unit with draining board. **Bedroom:** - 14'10" x 8'9" - Built in double wardrobe, convector heater, Careline facility and window overlooking the rear garden. **Shower Room:** - Electric walk in shower, WC, wash hand basin, Careline facility, heater and extractor fan. **Epc: B, Council Tax Band: B** - **Outside:** - Communal gardens and patio. General parking area. **Facilities:** - There is an impressive communal lounge and also a laundry room and guest suite. The 24 hour Careline/communication facility gives flat residents and their relatives some peace of mind. House manager on site at certain times. **Lease:** - Until 2119. Approx yearly maintenance last year: £3780. Ground rent £380. **Council Tax Band: B** - **Important:** - There may be omissions in these sales particulars and they do not constitute part of a contract. Floor plans are for representational purposes only and may not be to scale. All measurements including floor area (which may or may not include garage and/or conservatory) are approximate and should not be relied upon. We make no assertion that the property is in good condition or otherwise, nor that any services, appliances or systems are in good working order. Items depicted in photos may not be included. Potential viewers and purchasers should investigate and/or verify all relevant points and if appropriate, commission experts to report before proceeding. ## Property Photos - ![Photo](/listings/photos/124567907/241668) - ![Photo](/listings/photos/124567907/241669) - ![Photo](/listings/photos/124567907/241670) - ![Photo](/listings/photos/124567907/241671) - ![Photo](/listings/photos/124567907/241672) - ![Photo](/listings/photos/124567907/241673) - ![Photo](/listings/photos/124567907/241675) - ![Photo](/listings/photos/124567907/241677) - ![Photo](/listings/photos/124567907/241680) - ![Photo](/listings/photos/124567907/241681) - ![Photo](/listings/photos/124567907/241684) - ![Photo](/listings/photos/124567907/241686) - ![Photo](/listings/photos/124567907/241688) - ![Photo](/listings/photos/124567907/241690) ## Floorplans - ![Floorplan 1](/listings/photos/124567907/241692) - Floorplan 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | | £95,000 | 01/01/2022 | — | | | £115,000 | 01/01/2004 | — | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | HOLMWOOD 20 THE RISE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7AF | £710,000 | 07/10/2025 | Flat | | [Same street] HOMEFORDE HOUSE FLAT 36 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £84,000 | 04/06/2025 | Flat | | [Same street] HOMEFORDE HOUSE FLAT 12 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £80,000 | 02/06/2025 | Flat | | [Same street] HOMEFORDE HOUSE FLAT 37 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £92,500 | 13/12/2024 | Flat | | [Same street] HOMEFORDE HOUSE FLAT 21 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £90,500 | 13/09/2024 | Flat | | [Same street] HOMEFORDE HOUSE FLAT 10 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £92,500 | 30/11/2023 | Flat | | HOLMWOOD 7 THE RISE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7AF | £435,000 | 22/11/2023 | Flat | | [Same street] HOMEFORDE HOUSE FLAT 18 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £90,000 | 16/06/2023 | Flat | | [Same street] HOMEFORDE HOUSE FLAT 1 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £92,500 | 22/05/2023 | Flat | | [Same street] HOMEFORDE HOUSE FLAT 20 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £84,000 | 31/03/2023 | Flat | | [Same street] HOMEFORDE HOUSE FLAT 47 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £87,000 | 02/03/2023 | Flat | | [Same street] HOMEFORDE HOUSE FLAT 19 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £95,000 | 31/10/2022 | Flat | | HAYTERS COURT FLAT 8B GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7PG | £385,950 | 02/09/2022 | Flat | | HAYTERS COURT FLAT 8A GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7PG | £270,000 | 31/05/2022 | Flat | | HAYTERS COURT FLAT 7A GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7PG | £260,000 | 28/02/2022 | Flat | | HAYTERS COURT FLAT 9 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7PG | £450,000 | 17/02/2022 | Flat | | HAYTERS COURT FLAT 7B GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7PG | £395,000 | 17/02/2022 | Flat | | [Same street] HOMEFORDE HOUSE FLAT 30 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £116,000 | 28/01/2022 | Flat | | BROOKLEY COURT FLAT 2 FIBBARDS ROAD, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7RD | £395,000 | 21/01/2022 | Flat | | [Same street] HOMEFORDE HOUSE FLAT 42 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £95,000 | 04/01/2022 | Flat | | HOLMWOOD 1 THE RISE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7AF | £510,000 | 17/12/2021 | Flat | | [Same street] HOMEFORDE HOUSE FLAT 11 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £119,950 | 03/12/2021 | Flat | | HOLMWOOD 1 THE RISE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7AF | £510,000 | 07/09/2021 | Flat | | BROOKLEY LODGE FLAT 14 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7PG | £342,000 | 28/07/2021 | Flat | | [Same street] HOMEFORDE HOUSE FLAT 6 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £112,000 | 19/07/2021 | Flat | **Street average:** £95,068 (14 sales) **Area average:** £423,905 (11 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £211,400 (5 Flat, SO42, 2024–2026) - **Deviation:** -52.7% ## Rental Range *ONS Price Index of Private Rents (New Forest). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,113/mo - **Realistic:** £1,237/mo - **Optimistic:** £1,361/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Southampton (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £698/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 | |------|------|------|------|------| | 1 Bed Flat, Eastbank Road, SO42 | £975/mo | 1 | 0.31 miles | OpenRent | **Average rent: £975/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.98% (okay) - **Max investor price (0.8%):** £121,875 - **Target investor price (1%):** £97,500 *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 £975/mo).* - **Gross yield:** 11.7% - **Cost-to-rent:** 8.5× - **Monthly cashflow:** £459/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 19% *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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 134.1% - **10y growth:** 163% ## House Price Index (HM Land Registry) *Official index for New Forest; Flats and maisonettes series; as of March 2026.* - **1y growth (index):** -5.6% - **5y growth (index):** -5.1% - **10y growth (index):** 8.2% ## 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)