# 2 bedroom semi-detached house for rent (GU10 1GG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 2 BOYCE DRIVE, FARNHAM, TONGHAM, SURREY GU10 1GG |
| Price | £1,800 pcm |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | TBC |
| Last sold | £400,000 May 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 11/04/2034
- **Current heating cost:** £318/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/9328-3036-2304-8224-9200)

## Description

This brand new, modern, two-bedroom semi-detached home offers a well-thought-out layout and contemporary finish throughout. Built only a few years ago, it’s ideal for those looking for a low-maintenance property with practical living space.

Downstairs, the property features a separate living room at the front — a cosy space for relaxing — followed by a bright and spacious open-plan kitchen and dining area at the rear, with direct access to the garden.

Upstairs, there are two double bedrooms, including a main bedroom with its own en-suite. 

The second bedroom is also a good size and sits next to the family bathroom.

Outside, you’ll find a private driveway for off-street parking and a well-kept garden, perfect for enjoying some outdoor space.

## Property Photos

- ![Picture No. 01](/listings/photos/168594008/250402) - Picture No. 01
- ![Picture No. 02](/listings/photos/168594008/250403) - Picture No. 02
- ![Picture No. 03](/listings/photos/168594008/250404) - Picture No. 03
- ![Picture No. 04](/listings/photos/168594008/250405) - Picture No. 04
- ![Picture No. 05](/listings/photos/168594008/250406) - Picture No. 05
- ![Picture No. 06](/listings/photos/168594008/250407) - Picture No. 06
- ![Picture No. 07](/listings/photos/168594008/250408) - Picture No. 07
- ![Picture No. 08](/listings/photos/168594008/250409) - Picture No. 08
- ![Picture No. 11](/listings/photos/168594008/250410) - Picture No. 11
- ![Picture No. 09](/listings/photos/168594008/250411) - Picture No. 09
- ![Picture No. 10](/listings/photos/168594008/250412) - Picture No. 10
- ![Picture No. 12](/listings/photos/168594008/250413) - Picture No. 12
- ![Picture No. 13](/listings/photos/168594008/250414) - Picture No. 13

## Floorplans

- ![Picture No. 16](/listings/photos/168594008/250415) - Picture No. 16

## EPC Graphs

- ![Picture No. 14](/listings/photos/168594008/250416) - Picture No. 14

## Rental Range

*ONS Price Index of Private Rents (South East). 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 Blackwater Valley (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £997/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 Street, GU10 | £1,350/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Flat, Lambourne Way, GU10 | £1,500/mo | 2 | 0.41 miles | OpenRent |
| 2 Bed End Terrace, Whyte Avenue, GU12 | £1,500/mo | 2 | 0.65 miles | OpenRent |

**Average rent: £1,450/mo (3 listings)**

## Rent-driven metrics

*Based on OpenRent comparables (median £1,500/mo).*

- **Gross yield:** 1000%
- **Monthly cashflow:** £1,318/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3029.7%

*Gross yield = annual rent as % of price (no costs). 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:** £23/m²

## 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)