Sold Semi-detached

28 UPPER HALE ROAD

FARNHAM, SURREY GU9 0NS

3 beds 1,604 sq ft Listed 23 Jan 2009 (-6398d)

£277,500

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# 3 bedroom semi-detached house for sale (GU9 0NS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 28 UPPER HALE ROAD, FARNHAM, SURREY GU9 0NS |
| Price | £277,500 |
| Bedrooms | 3 |
| Floor area | 149 m² |
| Last sold | £230,000 May 2009 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 17/01/2026 — **EXPIRED** (no longer valid for marketing or letting)
- **Est. upgrade cost to C:** £12,545

### Recommendations
- W1 (£800 - £1,200)
- E (£45)
- 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/8946-6429-5250-3618-1996)

## Description

Covered Entrance Porch

Three Bedrooms

Cloakroom

Downstairs Shower Room

Kitchen

Breakfast/Utility Room

Lounge

Dining Room

UPVC Conservatory

Established Enclosed Rear Garden

Driveway

Detached Garage

NO ONWARD CHAIN

Lounge12'2" x 12'2" (3.7m x 3.7m).

Dining Room12'2" x 11'1" (3.7m x 3.38m).

Breakfast/Utility Room13'3" x 10' (4.04m x 3.05m).

Shower Room

Kitchen8'7" x 7'6" (2.62m x 2.29m).

Cloakroom

Conservatory10' x 10' (3.05m x 3.05m).

Bedroom One12'2" x 12'2" (3.7m x 3.7m).

Bedroom Two12'2" x 11'1" (3.7m x 3.38m).

Bedroom Three8'9" x 7'6" (2.67m x 2.29m).

Bathroom

## Property Photos

- ![Front](/listings/photos/20822305/1630249) - Front

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #5645448
- **Address:** 28 Upper Hale Road, FARNHAM, GU9 0NS
- **Certificate Issued:** 28/04/2008
- **Work Completed:** 21/04/2008
- **Items:** 3 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 28 UPPER HALE ROAD, FARNHAM, WAVERLEY, SURREY, GU9 0NS | £230,000 | 08/05/2009 | Semi-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 |
|---------|-------|------|------|
| 53 UPPER HALE ROAD, FARNHAM, WAVERLEY, SURREY, GU9 0NX | £443,000 | 16/12/2025 | Semi-detached |
| 40B UPPER HALE ROAD, FARNHAM, WAVERLEY, SURREY, GU9 0NS | £527,500 | 10/10/2024 | Semi-detached |
| 46 FARNBOROUGH ROAD, FARNHAM, WAVERLEY, SURREY, GU9 9AH | £592,000 | 14/12/2023 | Semi-detached |
| 15 BETHEL LANE, FARNHAM, WAVERLEY, SURREY, GU9 0QA | £475,000 | 20/10/2023 | Semi-detached |
| 3 OAK TREE VIEW, FARNHAM, WAVERLEY, SURREY, GU9 9AG | £650,000 | 03/07/2023 | Semi-detached |
| 26 UPPER HALE ROAD, FARNHAM, WAVERLEY, SURREY, GU9 0NS | £590,000 | 09/06/2023 | Semi-detached |
| 3 RUSHDEN WAY, FARNHAM, WAVERLEY, SURREY, GU9 0QQ | £415,000 | 02/06/2023 | Semi-detached |
| 27 EAST AVENUE, HEATH END, FARNHAM, WAVERLEY, SURREY, GU9 0RA | £715,000 | 19/04/2023 | Semi-detached |
| 40C UPPER HALE ROAD, FARNHAM, WAVERLEY, SURREY, GU9 0NS | £530,000 | 06/12/2022 | Semi-detached |
| 2 OAK TREE VIEW, FARNHAM, WAVERLEY, SURREY, GU9 9AG | £460,000 | 31/10/2022 | Semi-detached |
| CHECKLEY UPPER HALE ROAD, FARNHAM, WAVERLEY, SURREY, GU9 0NJ | £425,000 | 18/10/2022 | Semi-detached |
| ELM COTTAGE, 30 BETHEL LANE, FARNHAM, WAVERLEY, SURREY, GU9 0QA | £435,000 | 13/10/2022 | Semi-detached |
| 7 UPPER HALE ROAD, FARNHAM, WAVERLEY, SURREY, GU9 0NN | £475,000 | 07/10/2022 | Semi-detached |
| 25 EAST AVENUE, HEATH END, FARNHAM, WAVERLEY, SURREY, GU9 0RA | £465,000 | 12/09/2022 | Semi-detached |
| 72A UPPER HALE ROAD, FARNHAM, WAVERLEY, SURREY, GU9 0NZ | £750,000 | 22/07/2022 | Semi-detached |
| 33 UPPER HALE ROAD, FARNHAM, WAVERLEY, SURREY, GU9 0NX | £675,000 | 16/06/2022 | Semi-detached |
| 22 WEST AVENUE, FARNHAM, WAVERLEY, SURREY, GU9 0RH | £500,000 | 19/05/2022 | Semi-detached |
| 22 OAK TREE VIEW, FARNHAM, WAVERLEY, SURREY, GU9 9AG | £266,500 | 07/03/2022 | Semi-detached |
| 21 RUSHDEN WAY, FARNHAM, WAVERLEY, SURREY, GU9 0QQ | £364,500 | 21/12/2021 | Semi-detached |
| 6 OAK TREE VIEW, FARNHAM, WAVERLEY, SURREY, GU9 9AG | £440,000 | 12/11/2021 | Semi-detached |

**Area average:** £509,675 (20 sales)

## Price vs local average

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

- **Local average:** £580,818 (26 Semi-detached, GU9, 2024–2026)
- **Deviation:** -52.2%

## 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):** £1,291/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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Bullers Road, GU9 | £2,300/mo | 3 | 0.44 miles | OpenRent |
| 3 Bed Semi-Detached House, Sturt Road, GU9 | £2,000/mo | 3 | 0.59 miles | OpenRent |
| 3 Bed Terraced House, Green Acre, GU11 | £1,850/mo | 3 | 1.21 miles | OpenRent |

**Average rent: £2,050/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.72% (weak for cashflow)
- **Max investor price (0.8%):** £250,000
- **Target investor price (1%):** £200,000

*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 £2,000/mo).*

- **Gross yield:** 8.6%
- **Cost-to-rent:** 11.6×
- **Monthly cashflow:** £682/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 10.2%

*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:** £1,862/m²

## Capital growth trend

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

- **5y growth:** 30.5%
- **10y growth:** 33.8%

## House Price Index (HM Land Registry)

*Official index for Waverley; Semi-detached series; as of April 2026.*

- **1y growth (index):** 2.6%
- **5y growth (index):** 20.5%
- **10y growth (index):** 29.7%

## 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)

Front

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Property details

Floor area

149 m²

EPC rating

Last sold

£230,000 May 2009

Price per m²

£1,862/m²

Local average

£580,818 (-52.2%)

Deprivation

Decile 10 (33,643 of 33,755)

Street crime

62 incidents within 1 mile (May 2026)

Additional details

Parking: Yes
Garden: Yes

Description

An established three bedroom semi-detached family home close to Farnham Park. The property has been sympathetically extended to provide well balanced family accommodation also has the added benefit of a security system and is offered to the market with NO ONWARD CHAIN.

Covered Entrance Porch
Three Bedrooms
Cloakroom
Downstairs Shower Room
Kitchen
Breakfast/Utility Room
Lounge
Dining Room
UPVC Conservatory
Established Enclosed Rear Garden
Driveway
Detached Garage
NO ONWARD CHAIN

Lounge12'2" x 12'2" (3.7m x 3.7m).

Dining Room12'2" x 11'1" (3.7m x 3.38m).

Breakfast/Utility Room13'3" x 10' (4.04m x 3.05m).

Shower Room

Kitchen8'7" x 7'6" (2.62m x 2.29m).

Cloakroom

Conservatory10' x 10' (3.05m x 3.05m).

Bedroom One12'2" x 12'2" (3.7m x 3.7m).

Bedroom Two12'2" x 11'1" (3.7m x 3.38m).

Bedroom Three8'9" x 7'6" (2.67m x 2.29m).

Bathroom

Listed by

Farnham

Countrywide UK Sales - Connells

Reference: 20822305

EPC Rating & Upgrade Cost

This certificate expired on 17/01/2026. A new EPC may be required before the property can be marketed or let.

Current rating: C

Potential rating: C

Inspection date: 18/01/2016

Expiry date: 17/01/2026 (expired)

Est. upgrade cost to C: £12,545

Recommendations

Floor insulation (suspended floor) (£800 - £1,200)
Low energy lighting for all fixed outlets (£45)
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)

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #5645448

Property Details

Street: 28 Upper Hale Road

Town: FARNHAM

Postcode: GU9 0NS

Installation Details

Items: 3 windows and 1 door

Certificate Issued: 28/04/2008

Work Completed: 21/04/2008

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	08/05/2009 (17 years ago)	£230,000	—

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
53 UPPER HALE ROAD, FARNHAM, WAVERLEY, SURREY, GU9 0NX	£443,000	16/12/2025	Semi-detached
40B UPPER HALE ROAD, FARNHAM, WAVERLEY, SURREY, GU9 0NS	£527,500	10/10/2024	Semi-detached
46 FARNBOROUGH ROAD, FARNHAM, WAVERLEY, SURREY, GU9 9AH	£592,000	14/12/2023	Semi-detached
15 BETHEL LANE, FARNHAM, WAVERLEY, SURREY, GU9 0QA	£475,000	20/10/2023	Semi-detached
3 OAK TREE VIEW, FARNHAM, WAVERLEY, SURREY, GU9 9AG	£650,000	03/07/2023	Semi-detached
26 UPPER HALE ROAD, FARNHAM, WAVERLEY, SURREY, GU9 0NS	£590,000	09/06/2023	Semi-detached
3 RUSHDEN WAY, FARNHAM, WAVERLEY, SURREY, GU9 0QQ	£415,000	02/06/2023	Semi-detached
27 EAST AVENUE, HEATH END, FARNHAM, WAVERLEY, SURREY, GU9 0RA	£715,000	19/04/2023	Semi-detached
40C UPPER HALE ROAD, FARNHAM, WAVERLEY, SURREY, GU9 0NS	£530,000	06/12/2022	Semi-detached
2 OAK TREE VIEW, FARNHAM, WAVERLEY, SURREY, GU9 9AG	£460,000	31/10/2022	Semi-detached
CHECKLEY UPPER HALE ROAD, FARNHAM, WAVERLEY, SURREY, GU9 0NJ	£425,000	18/10/2022	Semi-detached
ELM COTTAGE, 30 BETHEL LANE, FARNHAM, WAVERLEY, SURREY, GU9 0QA	£435,000	13/10/2022	Semi-detached
7 UPPER HALE ROAD, FARNHAM, WAVERLEY, SURREY, GU9 0NN	£475,000	07/10/2022	Semi-detached
25 EAST AVENUE, HEATH END, FARNHAM, WAVERLEY, SURREY, GU9 0RA	£465,000	12/09/2022	Semi-detached
72A UPPER HALE ROAD, FARNHAM, WAVERLEY, SURREY, GU9 0NZ	£750,000	22/07/2022	Semi-detached
33 UPPER HALE ROAD, FARNHAM, WAVERLEY, SURREY, GU9 0NX	£675,000	16/06/2022	Semi-detached
22 WEST AVENUE, FARNHAM, WAVERLEY, SURREY, GU9 0RH	£500,000	19/05/2022	Semi-detached
22 OAK TREE VIEW, FARNHAM, WAVERLEY, SURREY, GU9 9AG	£266,500	07/03/2022	Semi-detached
21 RUSHDEN WAY, FARNHAM, WAVERLEY, SURREY, GU9 0QQ	£364,500	21/12/2021	Semi-detached
6 OAK TREE VIEW, FARNHAM, WAVERLEY, SURREY, GU9 9AG	£440,000	12/11/2021	Semi-detached

Area average: £509,675 (20 sales)

Capital growth trend

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

5y growth 30.5%

10y growth 33.8%

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

1y (index) 2.6%

5y (index) 20.5%

10y (index) 29.7%

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: £1,291/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
3 Bed Semi-Detached House, Bullers Road, GU9	£2,300/mo	3	0.44 miles	OpenRent
3 Bed Semi-Detached House, Sturt Road, GU9	£2,000/mo	3	0.59 miles	OpenRent
3 Bed Terraced House, Green Acre, GU11	£1,850/mo	3	1.21 miles	OpenRent

Average rent: £2,050/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.72%

Max investor price (0.8%) £250,000

Target investor price (1%) £200,000

Gross yield 8.6%

Cost-to-rent ratio 11.6×

Monthly cashflow £682/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 10.2%

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).