# 2 bedroom bungalow for sale (KT11 3HL)

## Property Details

| Key | Value |
|-----|-------|
| Address | Farm View, Cobham, Surrey, KT11, KT11 3HL |
| Price | £650,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | TBC |
| Last sold | £625,000 |

## Description

The spacious reception has room for lounging and dining and their is a large conservatory accessed through patio doors.

The kitchen is modern and attractive and very well planned.

The property has 2 good sized bedrooms and a modern shower room.

To the front there is parking on a block paved driveway and to the rear is a lovely, private and mature west backing garden with patio and lawned areas.

## Property Photos

- ![Picture No. 17](/listings/photos/130208588/1355451) - Picture No. 17
- ![Picture No. 07](/listings/photos/130208588/1355452) - Picture No. 07
- ![Picture No. 04](/listings/photos/130208588/1355453) - Picture No. 04
- ![Picture No. 08](/listings/photos/130208588/1355454) - Picture No. 08
- ![Picture No. 01](/listings/photos/130208588/1355455) - Picture No. 01
- ![Picture No. 03](/listings/photos/130208588/1355456) - Picture No. 03
- ![Picture No. 09](/listings/photos/130208588/1355457) - Picture No. 09
- ![Picture No. 10](/listings/photos/130208588/1355458) - Picture No. 10
- ![Picture No. 11](/listings/photos/130208588/1355459) - Picture No. 11
- ![Picture No. 12](/listings/photos/130208588/1355460) - Picture No. 12
- ![Picture No. 05](/listings/photos/130208588/1355461) - Picture No. 05
- ![Picture No. 06](/listings/photos/130208588/1355462) - Picture No. 06
- ![Picture No. 02](/listings/photos/130208588/1355463) - Picture No. 02

## Floorplans

- ![Floorplan](/listings/photos/130208588/1355464) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/130208588/1355465) - EPC Rating Graph

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2A STOKE ROAD, COBHAM, ELMBRIDGE, SURREY, KT11 3AS | £1,675,000 | 29/07/2025 | Detached |
| 5 OAK ROAD, COBHAM, ELMBRIDGE, SURREY, KT11 3AZ | £1,000,000 | 18/12/2023 | Detached |
| SEAFIELD, 10A BROOK FARM ROAD, COBHAM, ELMBRIDGE, SURREY, KT11 3AX | £2,850,000 | 13/12/2023 | Detached |
| 19 WOODEND PARK, COBHAM, ELMBRIDGE, SURREY, KT11 3BX | £1,600,000 | 10/11/2023 | Detached |
| [Same street] 7 FARM VIEW, COBHAM, ELMBRIDGE, SURREY, KT11 3HL | £625,000 | 12/09/2023 | Semi-detached |
| 2 LAMBOURNE DRIVE, COBHAM, ELMBRIDGE, SURREY, KT11 3LB | £1,895,000 | 09/12/2022 | Detached |
| [Same street] 14 FARM VIEW, COBHAM, ELMBRIDGE, SURREY, KT11 3HL | £820,000 | 02/12/2022 | Semi-detached |
| 5 OAK ROAD, COBHAM, ELMBRIDGE, SURREY, KT11 3AZ | £2,600,000 | 02/12/2022 | Detached |
| WILLOWS, 31 WOODEND PARK, COBHAM, ELMBRIDGE, SURREY, KT11 3BX | £2,000,000 | 31/10/2022 | Detached |
| 2 STOKE ROAD, COBHAM, ELMBRIDGE, SURREY, KT11 3AS | £1,395,000 | 09/08/2022 | Detached |
| [Same street] 4 FARM VIEW, COBHAM, ELMBRIDGE, SURREY, KT11 3HL | £630,000 | 05/08/2022 | Semi-detached |
| 11 PIPERS CLOSE, COBHAM, ELMBRIDGE, SURREY, KT11 3AU | £1,750,000 | 08/07/2022 | Detached |
| 14B STOKE ROAD, COBHAM, ELMBRIDGE, SURREY, KT11 3AS | £1,675,000 | 30/06/2022 | Detached |
| 1 BROOK FARM ROAD, COBHAM, ELMBRIDGE, SURREY, KT11 3AX | £2,595,000 | 16/11/2021 | Detached |
| 12 STOKE ROAD, COBHAM, ELMBRIDGE, SURREY, KT11 3AS | £1,075,000 | 22/10/2021 | Detached |
| [Same street] 13 FARM VIEW, COBHAM, ELMBRIDGE, SURREY, KT11 3HL | £675,000 | 17/09/2021 | Detached |
| 8 WOODEND PARK, COBHAM, ELMBRIDGE, SURREY, KT11 3BX | £2,250,930 | 14/09/2021 | Detached |
| BROOKVIEW, 4 TILT ROAD, COBHAM, ELMBRIDGE, SURREY, KT11 3EZ | £1,850,000 | 11/08/2021 | Detached |

**Street average:** £687,500 (4 sales)
**Area average:** £1,872,209 (14 sales)

## Price vs local average

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

- **Local average:** £2,006,859 (41 Detached, KT11, 2024–2026)
- **Deviation:** -67.6%

## Rental Range

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

- **Low:** £1,648/mo
- **Realistic:** £1,831/mo
- **Optimistic:** £2,014/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Walton (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,209/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, Cobham Gate, KT11 | £1,650/mo | 2 | 0.73 miles | OpenRent |
| 2 Bed Maisonette, Between Streets, KT11 | £1,999/mo | 2 | 0.89 miles | OpenRent |
| 2 Bed Flat, Portsmouth Road, KT11 | £1,650/mo | 2 | 1.13 miles | OpenRent |

**Average rent: £1,766/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.25% (weak for cashflow)
- **Max investor price (0.8%):** £206,250
- **Target investor price (1%):** £165,000

*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 £1,650/mo).*

- **Gross yield:** 3%
- **Cost-to-rent:** 32.8×
- **Monthly cashflow:** £-1,100/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7%

*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:** 25.4%
- **10y growth:** 50%

## House Price Index (HM Land Registry)

*Official index for Elmbridge; Detached series; as of April 2026.*

- **1y growth (index):** -2%
- **5y growth (index):** 13.8%
- **10y growth (index):** 20.3%

## 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)