# 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 | | Last sold | £280,000 Aug 2016 | ## 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 | | 20 WHITE COTTAGE CLOSE, FARNHAM, WAVERLEY, SURREY, GU9 0NL | £405,000 | 26/08/2021 | Terraced | | 25 WHITE COTTAGE CLOSE, FARNHAM, WAVERLEY, SURREY, GU9 0NL | £355,000 | 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).* ## 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 May 2026.* - **1y growth (index):** 2.9% - **5y growth (index):** 17.5% - **10y growth (index):** 26.2% ## 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)