Sold STC Flat

FLAT 47

HOMEFORDE HOUSE, GRIGG LANE, BROCKENHURST, HAMPSHIRE SO42 7QX

1 beds 1 baths 420 sq ft Listed 8 Jul 2021 (-1801d)

£93,500

Reduced on 28 Mar 2022

Save

# 1 bedroom apartment for sale (SO42 7QX)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 47, HOMEFORDE HOUSE, GRIGG LANE, BROCKENHURST, HAMPSHIRE SO42 7QX |
| Price | £93,500 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1976-1982 |
| Floor area | 39 m² |
| Last sold | £87,000 Mar 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 13/07/2030
- **Current heating cost:** £138/year

### Recommendations
- E (25)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0671-2864-6431-2390-4661)

## Description

A well-presented one bedroom first floor flat, in the conveniently located over 55's development of Homeforde House. Offered with no forward chain.

Precis of accommodation: Entrance hall, living room, kitchen, bedroom, shower room.

Entrance door with spyhole to:

ENTRANCE HALL:  9’ x 3' (2.74m x 0.91m)

Large built-in airing/storage cupboard housing the mini electric water heater, slatted shelving and electric light.

LIVING ROOM:  15' x 10'9" (4.57m x 3.04m)

TV aerial point. Wall mounted convector heater. Wall light points. Large double glazed UPVC south facing window. Arch to:

KITCHEN:  7'08" x 5'07" (2.13m x 1.52m)

Worksurface to one wall with inset single bowl, single drainer, stainless steel sink unit with drawers and cupboards under. Free standing electric oven with four ring ceramic hob. Matching eye-level cupboards. Space for undercounter fridge. Extractor fan. Central ceiling light point.

From ENTRANCE HALL door to:

BEDROOM:  11'05’’ x 8'09’’ (3.35m x 2.43m)

Built-in double wardrobe with storage above. Wall mounted convector heater. TV aerial point. Phone point. Double glazed UPVC south facing window. Central ceiling light point.

From ENTRANCE HALL door to:

SHOWER ROOM:  6'09" x 5'06" (1.82m x 1.52m)

Comprising large fully tiled shower cubicle with shower unit and extractor fan; wash hand basin with cupboard under; low level w.c. Heated towel rail. Central ceiling light point.

OUTSIDE: Homeforde House sits within its own attractively landscaped gardens and grounds.

COMMUNAL FACILITIES: House manager, residents lounge with kitchenette and nearby w.c., laundry room and guest bedroom to rent at a nominal charge.

SERVICE CHARGE: £2518.00 per annum

GROUND RENT: £381.02 per annum

LEASE: 99 years from 1981.

COUNCIL TAX BAND: B

## Property Photos

- ![Picture No. 21](/listings/photos/110128901/241626) - Picture No. 21
- ![Picture No. 12](/listings/photos/110128901/241628) - Picture No. 12
- ![Picture No. 14](/listings/photos/110128901/241633) - Picture No. 14
- ![Picture No. 13](/listings/photos/110128901/241636) - Picture No. 13
- ![Picture No. 15](/listings/photos/110128901/241637) - Picture No. 15
- ![Picture No. 17](/listings/photos/110128901/241642) - Picture No. 17
- ![Picture No. 02](/listings/photos/110128901/241645) - Picture No. 02
- ![Picture No. 19](/listings/photos/110128901/241647) - Picture No. 19
- ![Picture No. 20](/listings/photos/110128901/241651) - Picture No. 20
- ![Communal Lounge](/listings/photos/110128901/241654) - Communal Lounge
- ![Communal Lounge](/listings/photos/110128901/241655) - Communal Lounge

## Floorplans

- ![Floorplan](/listings/photos/110128901/241656) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/110128901/241657) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| HOMEFORDE HOUSE FLAT 47 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £87,000 | 02/03/2023 | Flat |
| HOMEFORDE HOUSE FLAT 47 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £60,000 | 01/02/2013 | Flat |

## 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 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:** £95,688 (13 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:** -55.8%

## 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 | 0.27 miles | OpenRent |

**Average rent: £975/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 1.04% (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:** 12.5%
- **Cost-to-rent:** 8×
- **Monthly cashflow:** £484/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:** £2,397/m²

## 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)

Picture No. 21 Picture No. 12 Picture No. 14 Picture No. 13 Picture No. 15 Picture No. 17 Picture No. 02 Picture No. 19 Picture No. 20 Communal Lounge Communal Lounge

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Property details

Tenure

LEASEHOLD

Floor area

39 m²

EPC rating

Year built

England and Wales: 1976-1982

Last sold

£87,000 Mar 2023

Price per m²

£2,397/m²

Local average

£211,400 (-55.8%)

Deprivation

Decile 9 (27,494 of 33,755)

Street crime

9 incidents within 1 mile (Apr 2026)

Key features

1 Bedroom

Additional details

Garden: Yes

Description

A well-presented one bedroom first floor flat, in the conveniently located over 55's development of Homeforde House. Offered with no forward chain.

Precis of accommodation: Entrance hall, living room, kitchen, bedroom, shower room.

Entrance door with spyhole to:

ENTRANCE HALL: 9’ x 3' (2.74m x 0.91m)
Large built-in airing/storage cupboard housing the mini electric water heater, slatted shelving and electric light.

LIVING ROOM: 15' x 10'9" (4.57m x 3.04m)
TV aerial point. Wall mounted convector heater. Wall light points. Large double glazed UPVC south facing window. Arch to:

KITCHEN: 7'08" x 5'07" (2.13m x 1.52m)
Worksurface to one wall with inset single bowl, single drainer, stainless steel sink unit with drawers and cupboards under. Free standing electric oven with four ring ceramic hob. Matching eye-level cupboards. Space for undercounter fridge. Extractor fan. Central ceiling light point.

From ENTRANCE HALL door to:

BEDROOM: 11'05’’ x 8'09’’ (3.35m x 2.43m)
Built-in double wardrobe with storage above. Wall mounted convector heater. TV aerial point. Phone point. Double glazed UPVC south facing window. Central ceiling light point.

From ENTRANCE HALL door to:

SHOWER ROOM: 6'09" x 5'06" (1.82m x 1.52m)
Comprising large fully tiled shower cubicle with shower unit and extractor fan; wash hand basin with cupboard under; low level w.c. Heated towel rail. Central ceiling light point.

OUTSIDE: Homeforde House sits within its own attractively landscaped gardens and grounds.

COMMUNAL FACILITIES: House manager, residents lounge with kitchenette and nearby w.c., laundry room and guest bedroom to rent at a nominal charge.

SERVICE CHARGE: £2518.00 per annum

GROUND RENT: £381.02 per annum

LEASE: 99 years from 1981.

COUNCIL TAX BAND: B

Listed by

Brockenhurst

Hayward Fox

Reference: 110128901

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 14/07/2020

Expiry date: 13/07/2030

Current heating cost: £138/year

Potential heating cost: £147/year

Recommendations

Low energy lighting for all fixed outlets (25)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

45% since 2013

Event	Date	Price	% change
Sold	02/03/2023 (3 years ago)	£87,000	+45%
Sold	01/02/2013 (13 years ago)	£60,000	—

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 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: £95,688 (13 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	The Home of Interiors	0.1 miles
Bus stop	Gates Garage	0.1 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	0.27 miles	OpenRent

Average rent: £975/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1.04%

Max investor price (0.8%) £121,875

Target investor price (1%) £97,500

Gross yield 12.5%

Cost-to-rent ratio 8×

Monthly cashflow £484/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).