Sold STC Flat

Grigg Lane

Brockenhurst, Hampshire, SO42, SO42 7QX

1 beds Listed 26 Sep 2025 (-260d)

£90,000

Guide Price

Save

# 1 bedroom apartment for sale (SO42 7QX)

## Property Details

| Key | Value |
|-----|-------|
| Address | Grigg Lane, Brockenhurst, Hampshire, SO42, SO42 7QX |
| Price | £90,000 |
| Bedrooms | 1 |
| Council tax | B |
| Last sold | £92,500 |

## Description

Homeforde House is an established development of apartments specifically for those aged 55 and over, and located in the centre of the village, a short distance from the excellent local shops and public transport, which includes a main line rail station (Waterloo approximately 90 minutes).

Accessed via communal entrance leading to front door or personal door via the ground floor this well presented one bedroom retirement apartment has an entrance hall with large storage cupboard. The Entrance hallway leads into a good sized living area with window and patio door leading to communal gardens.

The kitchen has been well fitted with a good range of units and roll edge worktops with matching splashback. Brand new electric oven with ceramic hob and brand new undercounter fridge/freezer.

The Main Bedroom is well proportioned and has built in wardrobe cupboards with window overlooking communal gardens.

Next to the bedroom there is a good sized shower room with sink and w.c.

FACILITIES  AVAILABLE  WITHIN  THE  COMPLEX:

GUEST  BEDROOM

RESIDENTS'  LOUNGE

LAUNDRY ROOM

TENURE:  We understand the property is held on the residue of a 99 year lease from June 1981.

GROUND RENT: £884.68 p/a

SERVICE CHARGE: £3348.36 p/a

EPC RATING: Current ~ 75C  Potential ~ 80C

COUNCIL TAX BAND: B

BROADBAND: Ultrafast up to 1000 mbps download (Ofcom).

## Property Photos

- ![Picture 1](/listings/photos/167458814/241612) - Picture 1
- ![Picture 2](/listings/photos/167458814/241614) - Picture 2
- ![Picture 3](/listings/photos/167458814/241615) - Picture 3
- ![Picture 4](/listings/photos/167458814/241616) - Picture 4
- ![Picture 5](/listings/photos/167458814/241617) - Picture 5
- ![Picture 6](/listings/photos/167458814/241618) - Picture 6
- ![Picture 7](/listings/photos/167458814/241620) - Picture 7
- ![Picture 8](/listings/photos/167458814/241621) - Picture 8

## Floorplans

- ![Floorplan](/listings/photos/167458814/241624) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/167458814/241629) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
|  | £92,500 | 01/01/2023 | — |
|  | £72,500 | 01/01/2015 | — |
|  | £73,500 | 01/01/2002 | — |
|  | £46,000 | 01/01/1999 | — |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| HOLMWOOD 20 THE RISE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7AF | £710,000 | 07/10/2025 | Flat |
| [Same street] HOMEFORDE HOUSE FLAT 36 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £84,000 | 04/06/2025 | Flat |
| [Same street] HOMEFORDE HOUSE FLAT 12 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £80,000 | 02/06/2025 | Flat |
| [Same street] HOMEFORDE HOUSE FLAT 37 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £92,500 | 13/12/2024 | Flat |
| [Same street] HOMEFORDE HOUSE FLAT 21 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £90,500 | 13/09/2024 | Flat |
| [Same street] HOMEFORDE HOUSE FLAT 10 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £92,500 | 30/11/2023 | Flat |
| HOLMWOOD 7 THE RISE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7AF | £435,000 | 22/11/2023 | Flat |
| [Same street] HOMEFORDE HOUSE FLAT 18 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £90,000 | 16/06/2023 | Flat |
| [Same street] HOMEFORDE HOUSE FLAT 1 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £92,500 | 22/05/2023 | Flat |
| [Same street] HOMEFORDE HOUSE FLAT 20 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £84,000 | 31/03/2023 | Flat |
| [Same street] HOMEFORDE HOUSE FLAT 47 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £87,000 | 02/03/2023 | Flat |
| [Same street] HOMEFORDE HOUSE FLAT 19 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £95,000 | 31/10/2022 | Flat |
| HAYTERS COURT FLAT 8B GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7PG | £385,950 | 02/09/2022 | Flat |
| HAYTERS COURT FLAT 8A GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7PG | £270,000 | 31/05/2022 | Flat |
| HAYTERS COURT FLAT 7A GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7PG | £260,000 | 28/02/2022 | Flat |
| HAYTERS COURT FLAT 9 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7PG | £450,000 | 17/02/2022 | Flat |
| HAYTERS COURT FLAT 7B GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7PG | £395,000 | 17/02/2022 | Flat |
| [Same street] HOMEFORDE HOUSE FLAT 30 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £116,000 | 28/01/2022 | Flat |
| BROOKLEY COURT FLAT 2 FIBBARDS ROAD, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7RD | £395,000 | 21/01/2022 | Flat |
| [Same street] HOMEFORDE HOUSE FLAT 42 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £95,000 | 04/01/2022 | Flat |
| HOLMWOOD 1 THE RISE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7AF | £510,000 | 17/12/2021 | Flat |
| [Same street] HOMEFORDE HOUSE FLAT 11 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £119,950 | 03/12/2021 | Flat |
| HOLMWOOD 1 THE RISE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7AF | £510,000 | 07/09/2021 | Flat |
| BROOKLEY LODGE FLAT 14 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7PG | £342,000 | 28/07/2021 | Flat |
| [Same street] HOMEFORDE HOUSE FLAT 6 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £112,000 | 19/07/2021 | Flat |
| HOLMWOOD 18 THE RISE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7AF | £659,000 | 16/06/2021 | Flat |

**Street average:** £95,068 (14 sales)
**Area average:** £443,496 (12 sales)

## Price vs local average

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

- **Local average:** £211,400 (5 Flat, SO42, 2024–2026)
- **Deviation:** -57.4%

## Rental Range

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

- **Low:** £1,113/mo
- **Realistic:** £1,237/mo
- **Optimistic:** £1,361/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £698/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 |
|------|------|------|------|------|
| 1 Bed Flat, Eastbank Road, SO42 | £975/mo | 1 | 0.29 miles | OpenRent |

**Average rent: £975/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 1.08% (strong)
- **Max investor price (0.8%):** £121,875
- **Target investor price (1%):** £97,500

*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 £975/mo).*

- **Gross yield:** 13%
- **Cost-to-rent:** 7.7×
- **Monthly cashflow:** £498/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 22.9%

*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:** 205.9%
- **10y growth:** 163%

## House Price Index (HM Land Registry)

*Official index for New Forest; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -5.6%
- **5y growth (index):** -5.1%
- **10y growth (index):** 8.2%

## 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)

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Property details

Tenure

LEASEHOLD

Council tax band

Last sold

£92,500

Local average

£211,400 (-57.4%)

Deprivation

Decile 9 (27,494 of 33,755)

Street crime

9 incidents within 1 mile (Apr 2026)

Description

A well presented ground floor flat benefiting from its own personal door opening out to the communal gardens, specifically for the over 55's and very conveniently situated for both the village centre and mainline station.

Homeforde House is an established development of apartments specifically for those aged 55 and over, and located in the centre of the village, a short distance from the excellent local shops and public transport, which includes a main line rail station (Waterloo approximately 90 minutes).

Accessed via communal entrance leading to front door or personal door via the ground floor this well presented one bedroom retirement apartment has an entrance hall with large storage cupboard. The Entrance hallway leads into a good sized living area with window and patio door leading to communal gardens.

The kitchen has been well fitted with a good range of units and roll edge worktops with matching splashback. Brand new electric oven with ceramic hob and brand new undercounter fridge/freezer.

The Main Bedroom is well proportioned and has built in wardrobe cupboards with window overlooking communal gardens.

Next to the bedroom there is a good sized shower room with sink and w.c.

FACILITIES AVAILABLE WITHIN THE COMPLEX:
GUEST BEDROOM
RESIDENTS' LOUNGE
LAUNDRY ROOM

TENURE: We understand the property is held on the residue of a 99 year lease from June 1981.

GROUND RENT: £884.68 p/a

SERVICE CHARGE: £3348.36 p/a

EPC RATING: Current ~ 75C Potential ~ 80C

COUNCIL TAX BAND: B

BROADBAND: Ultrafast up to 1000 mbps download (Ofcom).

Listed by

Brockenhurst

Hayward Fox

Reference: 167458814

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
30 HOMEFORDE HOUSE, GRIGG LANE, BROCKENHURST	69	76	40 m²	England and Wales: 1976-1982	Flat
6 HOMEFORDE HOUSE, GRIGG LANE, BROCKENHURST, BROCKENHURST	65	79	43 m²	England and Wales: 1983-1990	Flat
8 HOMEFORDE HOUSE, GRIGG LANE, BROCKENHURST	80	82	40 m²	England and Wales: 1976-1982	Flat
Flat 1 Homeforde House, Grigg Lane, BROCKENHURST	75	82	42 m²	England and Wales: 1976-1982	Flat
Flat 10, Homeforde House, Grigg Lane, BROCKENHURST	75	80	39 m²	England and Wales: 1976-1982	Flat
Flat 11, Homeforde House, Grigg Lane, BROCKENHURST	69	78	41 m²	England and Wales: 1983-1990	Flat
Flat 12, Homeforde House, Grigg Lane, BROCKENHURST	73	79	45 m²	England and Wales: 1976-1982	Flat
Flat 13 Homeforde House, Grigg Lane, BROCKENHURST	72	96	41 m²	England and Wales: 1983-1990	Terraced
Flat 14, Homeforde House, Grigg Lane, BROCKENHURST	70	77	38 m²	England and Wales: 1983-1990	Flat
Flat 16 Homeforde House, Grigg Lane, BROCKENHURST	77	80	39 m²	England and Wales: 1976-1982	Flat
Flat 17 Homeforde House, Grigg Lane, BROCKENHURST	74	81	38 m²	England and Wales: 1983-1990	Flat
Flat 18, Homeforde House, Grigg Lane, BROCKENHURST	79	83	44 m²	England and Wales: 1976-1982	Flat
Flat 19 Homeforde House, Grigg Lane, BROCKENHURST	81	81	44 m²	England and Wales: 1976-1982	Flat
Flat 2, Homeforde House, BROCKENHURST	76	78	38 m²	England and Wales: 1976-1982	Flat
Flat 20, Homeforde House, Grigg Lane, BROCKENHURST	69	75	40 m²	England and Wales: 1976-1982	Flat

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

101% since 1999

Event	Date	Price	% change
Sold	01/01/2023 (3 years ago)	£92,500	+27.6%
Sold	01/01/2015 (11 years ago)	£72,500	-1.4%
Sold	01/01/2002 (24 years ago)	£73,500	+59.8%
Sold	01/01/1999 (27 years ago)	£46,000	—

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
HOLMWOOD 20 THE RISE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7AF	£710,000	07/10/2025	Flat
Same street HOMEFORDE HOUSE FLAT 36 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX	£84,000	04/06/2025	Flat
Same street HOMEFORDE HOUSE FLAT 12 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX	£80,000	02/06/2025	Flat
Same street HOMEFORDE HOUSE FLAT 37 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX	£92,500	13/12/2024	Flat
Same street HOMEFORDE HOUSE FLAT 21 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX	£90,500	13/09/2024	Flat
Same street HOMEFORDE HOUSE FLAT 10 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX	£92,500	30/11/2023	Flat
HOLMWOOD 7 THE RISE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7AF	£435,000	22/11/2023	Flat
Same street HOMEFORDE HOUSE FLAT 18 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX	£90,000	16/06/2023	Flat
Same street HOMEFORDE HOUSE FLAT 1 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX	£92,500	22/05/2023	Flat
Same street HOMEFORDE HOUSE FLAT 20 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX	£84,000	31/03/2023	Flat
Same street HOMEFORDE HOUSE FLAT 47 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX	£87,000	02/03/2023	Flat
Same street HOMEFORDE HOUSE FLAT 19 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX	£95,000	31/10/2022	Flat
HAYTERS COURT FLAT 8B GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7PG	£385,950	02/09/2022	Flat
HAYTERS COURT FLAT 8A GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7PG	£270,000	31/05/2022	Flat
HAYTERS COURT FLAT 7A GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7PG	£260,000	28/02/2022	Flat
HAYTERS COURT FLAT 9 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7PG	£450,000	17/02/2022	Flat
HAYTERS COURT FLAT 7B GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7PG	£395,000	17/02/2022	Flat
Same street HOMEFORDE HOUSE FLAT 30 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX	£116,000	28/01/2022	Flat
BROOKLEY COURT FLAT 2 FIBBARDS ROAD, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7RD	£395,000	21/01/2022	Flat
Same street HOMEFORDE HOUSE FLAT 42 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX	£95,000	04/01/2022	Flat
HOLMWOOD 1 THE RISE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7AF	£510,000	17/12/2021	Flat
Same street HOMEFORDE HOUSE FLAT 11 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX	£119,950	03/12/2021	Flat
HOLMWOOD 1 THE RISE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7AF	£510,000	07/09/2021	Flat
BROOKLEY LODGE FLAT 14 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7PG	£342,000	28/07/2021	Flat
Same street HOMEFORDE HOUSE FLAT 6 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX	£112,000	19/07/2021	Flat
HOLMWOOD 18 THE RISE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7AF	£659,000	16/06/2021	Flat

Street average: £95,068 (14 sales)

Area average: £443,496 (12 sales)

Capital growth trend

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

5y growth 205.9%

10y growth 163%

House Price Index (HM Land Registry — official index, not sold-price averages): New Forest. Series: Flats and maisonettes. As of March 2026.

1y (index) -5.6%

5y (index) -5.1%

10y (index) 8.2%

Rental Range

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

Low £1,113/mo

Realistic £1,237/mo

Optimistic £1,361/mo

Based on Local Authority from postcode lookup → New Forest.

LHA (30th percentile) floor for Southampton: £698/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SO42 7QX

Address

Grigg Lane

Nearby

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

Type	Name	Distance
Shop	Balmer Lawn Honda	0.1 miles
Shop	Welcome	0.1 miles
Bus stop	Gates Garage	0.2 miles
Train station	Brockenhurst	0.2 miles
Train station	Sway	2.9 miles
Hospital	Lymington New Forest Hospital	3.7 miles
Hospital	New Forest Birthing Centre	5.4 miles
University	Waterfront Campus	9.3 miles
University	Warsash Maritime Acadmeny	9.8 miles

Street-level crime

Category	Count
Violence and sexual offences	3
Public order	2
Anti-social behaviour	1
Criminal damage and arson	1
Other theft	1
Vehicle crime	1
Total incidents	9

Within 1 mile during Apr 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
Brockenhurst College	Other	0.3 miles	— (No rating)
Brockenhurst Church of England Primary School & Pre-School	Primary	0.3 miles	Good — 5 Feb 2014
Coxlease School	Other	2.7 miles	Good — 14 Mar 2022
St Luke's Church of England Primary School	Primary	2.7 miles	Outstanding — 14 Mar 2023
Hill House School	Other	2.8 miles	Outstanding — 7 May 2024

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
1 Bed Flat, Eastbank Road, SO42	£975/mo	1	0.29 miles	OpenRent

Average rent: £975/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1.08%

Max investor price (0.8%) £121,875

Target investor price (1%) £97,500

Gross yield 13%

Cost-to-rent ratio 7.7×

Monthly cashflow £498/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 22.9%

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).

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