# 4 bedroom bungalow for sale (GU23 7HT) ## Property Details | Key | Value | |-----|-------| | Address | OAK COTTAGE, SEND HILL, WOKING, SEND, SURREY GU23 7HT | | Price | £1,250,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | F | | Construction age | England and Wales: 1950-1966 | | Floor area | 168 m² | | Last sold | £1,200,000 Jun 2023 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 15/06/2030 - **Current heating cost:** £898/year - **Est. upgrade cost to C:** £15,500 ### Recommendations - B (£500 - £1,500) - W2 (£4,000 - £6,000) - 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/9168-6022-6276-7390-0210) ## Description This wonderful home oozes style and quality from the moment you walk through the front door. The quality is evident from the off and the large hallway greets you with underfloor heated flagstone flooring that continues throughout the property, with the exception of the formal living room. The formal living room is full of character with wooden beams and exposed brick fireplace with log burning stove. The kitchen/diner is stunning, with an abundance of light and space, this truly is the hub of the home. The kitchen benefits from both granite and quartz work surfaces, a full length larder cupboard, AGA electric double oven with induction hob and Rangemaster fridge/freezer. A large island breaks the space and dual aspect bi-folding doors create an indoor/outdoor experience making this home perfect for entertaining. Another log burner adds a cosy touch and there is the added benefit of a large utility room/pantry. There is space for a large dining table overlooking the garden and a family area for TV and lounging. Underfloor heating is controlled via Nest controls in each zone. There are also Nest smoke and carbon dioxide detectors and Nest CCTV and doorbell. The master suite is equally impressive with a walk in wardrobe and double doors onto the patio. The luxury en-suite is well equipped with a bath and shower. The family shower room benefits from the same level of luxury finish. Two further double bedrooms and a fourth bedroom currently used as a study complete the accommodation. To the front of the property there is a large driveway with parking for multiple vehicles and access to the garage via attractive oak doors. The rear garden has been lovingly tended, a large patio spans the width of the house with a good sized lawn area beyond. External lighting illuminates the garden and there are external power sockets and 3 outdoor taps. At the bottom of the garden is a neatly located wood cabin wired with data and power, perfect for a home office, gym, art studio etc. A cleverly positioned seating area at the bottom of the garden catches the evening sun whilst a barked area is ideal for table tennis, climbing frame etc. There are also two log stores to the side of the property and a wooden bin store. The property is located on the highly regarded Send Hill, within walking distance of local amenities, Send School and the medical centre. The recreational ground is also a short walk away making the property ideal for a family or downsizers alike. Send village is surrounded by open countryside which is ideal for walking and outdoor pursuits. The centre offers some local shops for one’s day to day needs as well as modern medical centre, a pharmacy and two pubs one of which is situated on the Wey Navigation Canal. There is a good infant/primary school in the village with excellent secondary schools nearby. The neighbouring village of Ripley, with its more comprehensive array of shopping facilities and country pubs is a short distance, while Woking and Guildford towns are also within easy reach. The area has excellent road and rail connections with the A3 and Junction 10 of the M25 being within close proximity. Woking Station offers regular service to London Waterloo with trains approximately every 7 minutes and a journey time of around 22 minutes. Alternative services are provided from West Clandon with trains to London Waterloo arriving within one hour. ## Property Photos - ![Picture No. 21](/listings/photos/128479556/465988) - Picture No. 21 - ![Picture No. 25](/listings/photos/128479556/465989) - Picture No. 25 - ![Picture No. 24](/listings/photos/128479556/465990) - Picture No. 24 - ![Picture No. 29](/listings/photos/128479556/465991) - Picture No. 29 - ![Picture No. 26](/listings/photos/128479556/465992) - Picture No. 26 - ![Picture No. 27](/listings/photos/128479556/465993) - Picture No. 27 - ![Picture No. 22](/listings/photos/128479556/465994) - Picture No. 22 - ![Picture No. 23](/listings/photos/128479556/465995) - Picture No. 23 - ![Picture No. 28](/listings/photos/128479556/465996) - Picture No. 28 - ![Picture No. 30](/listings/photos/128479556/465997) - Picture No. 30 - ![Picture No. 31](/listings/photos/128479556/465998) - Picture No. 31 - ![Picture No. 32](/listings/photos/128479556/465999) - Picture No. 32 - ![Picture No. 33](/listings/photos/128479556/466000) - Picture No. 33 - ![Picture No. 34](/listings/photos/128479556/466001) - Picture No. 34 - ![Picture No. 35](/listings/photos/128479556/466002) - Picture No. 35 - ![Picture No. 36](/listings/photos/128479556/466003) - Picture No. 36 - ![Picture No. 37](/listings/photos/128479556/466004) - Picture No. 37 - ![Picture No. 38](/listings/photos/128479556/466005) - Picture No. 38 - ![Picture No. 39](/listings/photos/128479556/466006) - Picture No. 39 - ![Picture No. 40](/listings/photos/128479556/466007) - Picture No. 40 - ![Picture No. 41](/listings/photos/128479556/466008) - Picture No. 41 - ![Picture No. 42](/listings/photos/128479556/466009) - Picture No. 42 - ![Picture No. 43](/listings/photos/128479556/466010) - Picture No. 43 - ![Picture No. 44](/listings/photos/128479556/466011) - Picture No. 44 ## Floorplans - ![Floorplan](/listings/photos/128479556/466012) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/128479556/466013) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | OAK COTTAGE SEND HILL, SEND, WOKING, GUILDFORD, SURREY, GU23 7HT | £1,200,000 | 02/06/2023 | Detached | | OAK COTTAGE SEND HILL, SEND, WOKING, GUILDFORD, SURREY, GU23 7HT | £435,000 | 23/05/2012 | 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 | |---------|-------|------|------| | PENNINGTON SEND HILL, SEND, WOKING, GUILDFORD, SURREY, GU23 7HR | £1,250,000 | 19/12/2025 | Detached | | LOMOND LODGE SEND HILL, SEND, WOKING, GUILDFORD, SURREY, GU23 7HR | £1,375,000 | 19/12/2022 | Detached | | 24 ORCHARD WAY, SEND, WOKING, GUILDFORD, SURREY, GU23 7HS | £890,000 | 25/11/2022 | Detached | | [Same street] BROOMFIELDS SEND HILL, SEND, WOKING, GUILDFORD, SURREY, GU23 7HT | £1,100,000 | 15/11/2021 | Detached | | 10 WINDS RIDGE, SEND, WOKING, GUILDFORD, SURREY, GU23 7HU | £825,000 | 30/09/2021 | Detached | **Street average:** £1,100,000 (1 sale) **Area average:** £1,085,000 (4 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £967,474 (17 Detached, GU23, 2024–2026) - **Deviation:** +29.2% ## Rental Range *ONS Price Index of Private Rents (Guildford). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,555/mo - **Realistic:** £1,728/mo - **Optimistic:** £1,901/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Guildford (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,973/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 Detached House, Hawthorn Road, GU23 | £2,500/mo | 4 | 1.17 miles | OpenRent | | 4 Bed Detached House, Maple Road, GU23 | £2,750/mo | 4 | 1.2 miles | OpenRent | | 4 Bed Semi-Detached House, Reed Street, GU22 | £2,500/mo | 4 | 1.24 miles | OpenRent | **Average rent: £2,583/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.2% (weak for cashflow) - **Max investor price (0.8%):** £312,500 - **Target investor price (1%):** £250,000 *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 £2,500/mo).* - **Gross yield:** 2.4% - **Cost-to-rent:** 41.7× - **Monthly cashflow:** £-2,698/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -8.9% *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:** £7,440/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 50.9% - **10y growth:** 79% ## House Price Index (HM Land Registry) *Official index for Guildford; Detached series; as of March 2026.* - **1y growth (index):** -1% - **5y growth (index):** 11.1% - **10y growth (index):** 18.9% ## 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)