Sold Terraced

48 UPPER HALE ROAD

FARNHAM, SURREY GU9 0NS

2 beds 614 sq ft Listed 9 Jan 2009 (-6414d)

£165,000

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# 2 bedroom terraced house for sale (GU9 0NS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 48 UPPER HALE ROAD, FARNHAM, SURREY GU9 0NS |
| Price | £165,000 |
| Bedrooms | 2 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 57 m² |
| Last sold | £280,000 Aug 2016 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 05/04/2026 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £646/year
- **Est. upgrade cost to C:** £30,545

### Recommendations
- A (£100 - £350)
- A2 (£850 - £1,500)
- B (£500 - £1,500)
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- E (£45)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0668-7021-6274-5326-6914)

## Description

IMMACULATELY PRESENTED

This impressively proportioned two bedroom period cottage has been brought to the market in extremely good order throughout and benefits from having no onward chain.

The cottage has been recently refurbished and updated and offers excellent living accommodation and an abundance of charm.

**NO ONWARD CHAIN**

2 Bedrooms

Entrance Porch

Lounge

Kitchen/Breakfast Room

Bathroom

Courtyard Garden

Entrance:  Front door to:

Entrance Porch:  Doubel glazed window, tiled floor, meter cupboard, radiator, door to:

Lounge:11'7" x 11'6" (3.53m x 3.5m).  Front aspect double glazed window, fireplace with stone effect surround and tiled hearth, built-in cupboards, radiator, laminate flooring, radiator.

Inner Hall:  Stairs to first floor, thermostat.

Kitchen/Breakfast Room:13'9"x 8'7" (4.2mx 2.62m).  Rear aspect window, range of cupboards, floors units and drawers, worktops, part tiled walls, stainless steel sink with single drainer, integrated electric oven and hob, wall mounted gas boiler, Hotpoint slim line dishwasher, Hoover washer dryer, laminate flooring, door to rear garden, breakfast area, understairs cupboard with computer point, breakfast bar worktop, cupboards, work top with Zanussi fridge below.

First Floor Landing:  Airing cupboard housing hot water tank, access to loft.

Bedroom One:11'7" x 10'3" (3.53m x 3.12m).  Front aspect double glazed window, built-in cupboard and drawers, radiator.

Bedroom Two:10'9" (3.28m) x 6'1" (1.85m)(narrowing to 4'6" (1.37m)).  Irregular shape, rear aspect window, shelf, radiator.

Bathroom:  Rear aspect window, grey suite comprising corner bath with shower attachment, built-in wash hand basin with cupboard below, low level wc, laminate floor, radiator.

Courtyard Garden:  Enclosed paved and fence with rear access gate, outside tap.

## Property Photos

- ![Picture No.09](/listings/photos/24349445/1630220) - Picture No.09
- ![Picture No.12](/listings/photos/24349445/1630224) - Picture No.12
- ![Garden](/listings/photos/24349445/1630226) - Garden
- ![Picture No.08](/listings/photos/24349445/1630230) - Picture No.08
- ![Bathroom](/listings/photos/24349445/1630232) - Bathroom
- ![Picture No.11](/listings/photos/24349445/1630235) - Picture No.11

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 48 UPPER HALE ROAD, FARNHAM, WAVERLEY, SURREY, GU9 0NS | £280,000 | 08/08/2016 | Terraced |
| 48 UPPER HALE ROAD, FARNHAM, WAVERLEY, SURREY, GU9 0NS | £148,000 | 21/05/2010 | 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 |
|---------|-------|------|------|
| 2 SOUTH AVENUE, FARNHAM, WAVERLEY, SURREY, GU9 0QY | £485,000 | 19/01/2026 | Terraced |
| 18 BETHEL LANE, FARNHAM, WAVERLEY, SURREY, GU9 0QA | £377,500 | 26/11/2025 | Terraced |
| 36 WHITE COTTAGE CLOSE, FARNHAM, WAVERLEY, SURREY, GU9 0NL | £330,000 | 31/10/2025 | Terraced |
| 44 UPPER HALE ROAD, FARNHAM, WAVERLEY, SURREY, GU9 0NS | £282,000 | 26/06/2024 | Terraced |
| 55 UPPER HALE ROAD, FARNHAM, WAVERLEY, SURREY, GU9 0NX | £345,000 | 25/08/2023 | Terraced |
| 25 WHITE COTTAGE CLOSE, FARNHAM, WAVERLEY, SURREY, GU9 0NL | £455,000 | 21/10/2022 | Terraced |
| 16 WHITE COTTAGE CLOSE, FARNHAM, WAVERLEY, SURREY, GU9 0NL | £369,500 | 22/04/2022 | Terraced |
| 25 WHITE COTTAGE CLOSE, FARNHAM, WAVERLEY, SURREY, GU9 0NL | £355,000 | 26/08/2021 | Terraced |
| 20 WHITE COTTAGE CLOSE, FARNHAM, WAVERLEY, SURREY, GU9 0NL | £405,000 | 26/08/2021 | Terraced |
| 40G UPPER HALE ROAD, FARNHAM, WAVERLEY, SURREY, GU9 0NS | £450,000 | 11/08/2021 | Terraced |

**Area average:** £385,400 (10 sales)

## Price vs local average

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

- **Local average:** £393,658 (19 Terraced, GU9, 2024–2026)
- **Deviation:** -58.1%

## Rental Range

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

- **Low:** £1,303/mo
- **Realistic:** £1,448/mo
- **Optimistic:** £1,593/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 Semi-Detached House, Hope Lane, GU9 | £1,700/mo | 2 | 0.53 miles | OpenRent |

**Average rent: £1,700/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 1.03% (strong)
- **Max investor price (0.8%):** £212,500
- **Target investor price (1%):** £170,000

*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 £1,700/mo).*

- **Gross yield:** 12.4%
- **Cost-to-rent:** 8.1×
- **Monthly cashflow:** £855/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 21.4%

*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:** £2,895/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 20.7%
- **10y growth:** 21.6%

## House Price Index (HM Land Registry)

*Official index for Waverley; Terraced series; as of April 2026.*

- **1y growth (index):** 2.5%
- **5y growth (index):** 18.8%
- **10y growth (index):** 28.7%

## 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)

Picture No.09 Picture No.12 Garden Picture No.08 Bathroom Picture No.11

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Property details

Floor area

57 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£280,000 Aug 2016

Price per m²

£2,895/m²

Local average

£393,658 (-58.1%)

Deprivation

Decile 10 (33,643 of 33,755)

Street crime

62 incidents within 1 mile (May 2026)

Additional details

Garden: Yes

Description

IMMACULATELY PRESENTED
This impressively proportioned two bedroom period cottage has been brought to the market in extremely good order throughout and benefits from having no onward chain.

The cottage has been recently refurbished and updated and offers excellent living accommodation and an abundance of charm.

NO ONWARD CHAIN

2 Bedrooms
Entrance Porch
Lounge
Kitchen/Breakfast Room
Bathroom
Courtyard Garden

Entrance: Front door to:

Entrance Porch: Doubel glazed window, tiled floor, meter cupboard, radiator, door to:

Lounge:11'7" x 11'6" (3.53m x 3.5m). Front aspect double glazed window, fireplace with stone effect surround and tiled hearth, built-in cupboards, radiator, laminate flooring, radiator.

Inner Hall: Stairs to first floor, thermostat.

Kitchen/Breakfast Room:13'9"x 8'7" (4.2mx 2.62m). Rear aspect window, range of cupboards, floors units and drawers, worktops, part tiled walls, stainless steel sink with single drainer, integrated electric oven and hob, wall mounted gas boiler, Hotpoint slim line dishwasher, Hoover washer dryer, laminate flooring, door to rear garden, breakfast area, understairs cupboard with computer point, breakfast bar worktop, cupboards, work top with Zanussi fridge below.

First Floor Landing: Airing cupboard housing hot water tank, access to loft.

Bedroom One:11'7" x 10'3" (3.53m x 3.12m). Front aspect double glazed window, built-in cupboard and drawers, radiator.

Bedroom Two:10'9" (3.28m) x 6'1" (1.85m)(narrowing to 4'6" (1.37m)). Irregular shape, rear aspect window, shelf, radiator.

Bathroom: Rear aspect window, grey suite comprising corner bath with shower attachment, built-in wash hand basin with cupboard below, low level wc, laminate floor, radiator.

Courtyard Garden: Enclosed paved and fence with rear access gate, outside tap.

Listed by

Farnham

Countrywide UK Sales - Connells

Reference: 24349445

EPC Rating & Upgrade Cost

This certificate expired on 05/04/2026. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: B

Inspection date: 06/04/2016

Expiry date: 05/04/2026 (expired)

Current heating cost: £646/year

Potential heating cost: £399/year

Est. upgrade cost to C: £30,545

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
Flat roof or sloping ceiling insulation (£850 - £1,500)
Cavity wall insulation (£500 - £1,500)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (solid floor) (£4,000 - £6,000)
Low energy lighting for all fixed outlets (£45)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

89% since 2010

Event	Date	Price	% change
Sold	08/08/2016 (9 years ago)	£280,000	+89.2%
Sold	21/05/2010 (16 years ago)	£148,000	—

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
2 SOUTH AVENUE, FARNHAM, WAVERLEY, SURREY, GU9 0QY	£485,000	19/01/2026	Terraced
18 BETHEL LANE, FARNHAM, WAVERLEY, SURREY, GU9 0QA	£377,500	26/11/2025	Terraced
36 WHITE COTTAGE CLOSE, FARNHAM, WAVERLEY, SURREY, GU9 0NL	£330,000	31/10/2025	Terraced
44 UPPER HALE ROAD, FARNHAM, WAVERLEY, SURREY, GU9 0NS	£282,000	26/06/2024	Terraced
55 UPPER HALE ROAD, FARNHAM, WAVERLEY, SURREY, GU9 0NX	£345,000	25/08/2023	Terraced
25 WHITE COTTAGE CLOSE, FARNHAM, WAVERLEY, SURREY, GU9 0NL	£455,000	21/10/2022	Terraced
16 WHITE COTTAGE CLOSE, FARNHAM, WAVERLEY, SURREY, GU9 0NL	£369,500	22/04/2022	Terraced
25 WHITE COTTAGE CLOSE, FARNHAM, WAVERLEY, SURREY, GU9 0NL	£355,000	26/08/2021	Terraced
20 WHITE COTTAGE CLOSE, FARNHAM, WAVERLEY, SURREY, GU9 0NL	£405,000	26/08/2021	Terraced
40G UPPER HALE ROAD, FARNHAM, WAVERLEY, SURREY, GU9 0NS	£450,000	11/08/2021	Terraced

Area average: £385,400 (10 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 20.7%

10y growth 21.6%

House Price Index (HM Land Registry — official index, not sold-price averages): Waverley. Series: Terraced. As of April 2026.

1y (index) 2.5%

5y (index) 18.8%

10y (index) 28.7%

Rental Range

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

Low £1,303/mo

Realistic £1,448/mo

Optimistic £1,593/mo

Based on Local Authority from postcode lookup → Waverley.

LHA (30th percentile) floor for Blackwater Valley: £997/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View GU9 0NS

Nearby

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

Type	Name	Distance
Bus stop	Brookside	0.0 miles
Shop	Nisa Local	0.0 miles
Shop	Alternatives skin care centre	0.1 miles
Hospital	Farnham Community Hospital	0.8 miles
University	University for the Creative Arts, Farnham Campus	1.3 miles
Train station	Farnham	1.4 miles
Train station	Aldershot	1.6 miles
Hospital	Spire Clare Park Hospital	2.5 miles
University	MySurrey Hive	8.7 miles

Street-level crime

Category	Count
Violence and sexual offences	28
Anti-social behaviour	8
Shoplifting	7
Burglary	5
Other theft	5
Criminal damage and arson	4
Public order	4
Vehicle crime	1
Total incidents	62

Within 1 mile during May 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
Farnham Heath End	Secondary	0.3 miles	Good — 1 Mar 2020
William Cobbett Primary School	Primary	0.5 miles	Good — 11 Sep 2018
Hale Nursery & Primary Academy	Primary	0.6 miles	Good — 7 Sep 2017
All Hallows Catholic School	Secondary	0.7 miles	Outstanding — 26 Jun 2014
Folly Hill Infant Academy	Primary	0.7 miles	— (Inspected (no overall grade))

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 Semi-Detached House, Hope Lane, GU9	£1,700/mo	2	0.53 miles	OpenRent

Average rent: £1,700/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1.03%

Max investor price (0.8%) £212,500

Target investor price (1%) £170,000

Gross yield 12.4%

Cost-to-rent ratio 8.1×

Monthly cashflow £855/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 21.4%

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).