Sold STC Maisonette

1 SAND HILL

FARNBOROUGH, HAMPSHIRE GU14 8EW

2 beds 1 baths Listed 3 Dec 2024 (-594d)

£250,000

Reduced on 6 Dec 2024

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# 2 bedroom maisonette for sale (GU14 8EW)

## Property Details

| Key | Value |
|-----|-------|
| Address | 1 SAND HILL, FARNBOROUGH, HAMPSHIRE GU14 8EW |
| Price | £250,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Last sold | £240,000 Jul 2025 |

## Description

A well presented two bedroom first floor maisonette situated within easy reach of Farnborough Sixth Form College, local amenities and Farnborough mainline station (Waterloo 37 mins). Accommodation comprises hall, living room, dining room, kitchen, two bedrooms and bathroom. Features include two double bedrooms, upvc double glazing, gas central heating and 60ft garden. Energy Efficiency Rating 'D'

## Property Photos

- ![Photo](/listings/photos/155601815/1050496)
- ![Photo](/listings/photos/155601815/1050497)
- ![Photo](/listings/photos/155601815/1050498)
- ![Photo](/listings/photos/155601815/1050499)
- ![Photo](/listings/photos/155601815/1050500)
- ![Photo](/listings/photos/155601815/1050501)
- ![Photo](/listings/photos/155601815/1050502)
- ![Photo](/listings/photos/155601815/1050503)
- ![Photo](/listings/photos/155601815/1050504)
- ![Photo](/listings/photos/155601815/1050505)

## Floorplans

- ![Floorplan 1](/listings/photos/155601815/1050506) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/155601815/1050507) - EPC 1

## FENSA Certificates

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

### FENSA Certificate #13802792
- **Address:** 1 Sand Hill, FARNBOROUGH, GU14 8EW
- **Certificate Issued:** 21/10/2019
- **Work Completed:** 26/09/2019
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1 SAND HILL, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8EW | £240,000 | 02/07/2025 | Flat |
| 1 SAND HILL, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8EW | £189,950 | 22/09/2014 | 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 |
|---------|-------|------|------|
| 16 SAND HILL COURT, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8EP | £245,000 | 21/11/2025 | Flat |
| [Same street] 34 SAND HILL, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8EW | £357,000 | 07/12/2023 | Terraced |
| 6 PEACH TREE CLOSE, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8UU | £314,000 | 04/09/2023 | Flat |
| 50 PRINCE CHARLES CRESCENT, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8DL | £253,188 | 16/08/2023 | Flat |
| 74 SAND HILL, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8ER | £245,000 | 11/08/2023 | Flat |
| 18 HAWLEY LANE, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8DW | £270,000 | 28/06/2023 | Flat |
| 66 PRINCE CHARLES CRESCENT, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8DL | £235,000 | 01/03/2023 | Flat |
| 46 PRINCE CHARLES CRESCENT, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8DL | £265,000 | 19/12/2022 | Flat |
| 17 SHERWIN CRESCENT, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8DN | £270,000 | 21/10/2022 | Flat |
| 21 WORCESTER CLOSE, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8JW | £220,000 | 10/08/2022 | Flat |
| 23 CHURCHILL CRESCENT, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8EL | £226,000 | 31/05/2022 | Flat |
| 18 SCOTTS COURT, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8HU | £170,000 | 28/04/2022 | Flat |
| 29 CHURCHILL CRESCENT, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8EL | £233,000 | 11/03/2022 | Flat |
| [Same street] 7 SAND HILL, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8EW | £250,000 | 28/02/2022 | Flat |
| [Same street] 30 SAND HILL, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8EW | £313,500 | 16/02/2022 | Terraced |
| 20 MEADOW ROAD, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8ES | £225,000 | 24/09/2021 | Flat |
| 22 WORCESTER CLOSE, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8JW | £200,000 | 02/09/2021 | Flat |
| 36 HAWLEY LANE, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8DW | £255,000 | 27/08/2021 | Flat |
| 11 SAND HILL COURT, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8EP | £235,800 | 27/08/2021 | Flat |
| 16 MEADOW ROAD, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8ES | £222,000 | 02/08/2021 | Flat |

**Street average:** £306,833 (3 sales)
**Area average:** £240,235 (17 sales)

## Price vs local average

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

- **Local average:** £216,325 (67 Flat, GU14, 2024–2026)
- **Deviation:** +15.6%

## Rental Range

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

- **Low:** £1,242/mo
- **Realistic:** £1,380/mo
- **Optimistic:** £1,518/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 Maisonette, Ratcliffe Road, GU14 | £1,350/mo | 2 | 0.58 miles | OpenRent |
| 2 Bed Maisonette, Mayfield Road, GU15 | £1,550/mo | 2 | 0.66 miles | OpenRent |
| 2 Bed Flat, Farnborough Road, GU14 | £1,700/mo | 2 | 0.84 miles | OpenRent |
| 2 Bed Flat, Falcon Court, GU16 | £1,400/mo | 2 | 0.85 miles | OpenRent |
| 2 Bed Flat, Cardinal House, GU14 | £1,350/mo | 2 | 0.88 miles | OpenRent |
| 2 Bed Flat, Frimley, GU16 | £1,450/mo | 2 | 1.17 miles | OpenRent |

**Average rent: £1,467/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.57% (weak for cashflow)
- **Max investor price (0.8%):** £178,125
- **Target investor price (1%):** £142,500

*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 £1,425/mo).*

- **Gross yield:** 6.8%
- **Cost-to-rent:** 14.6×
- **Monthly cashflow:** £273/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.5%

*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:** -4.7%
- **10y growth:** -4.7%

## House Price Index (HM Land Registry)

*Official index for Rushmoor; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -4%
- **5y growth (index):** 2.6%
- **10y growth (index):** 7.4%

## 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)

Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7 Photo 8 Photo 9 Photo 10

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Property details

Tenure

LEASEHOLD (103 years remaining on lease)

Council tax band

Last sold

£240,000 Jul 2025

Local average

£216,325 (+15.6%)

Deprivation

Decile 4 (11,167 of 33,755)

Street crime

205 incidents within 1 mile (May 2026)

Additional details

Electricity: Mains supply
Broadband: Cable
Water: Mains supply
Sewerage: Mains supply
Heating: Gas central
Parking: Permit
Garden: Yes
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

Listed by

Farnborough

Billingham Martin Ltd

Reference: 155601815

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

FENSA Certificates

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

FENSA Certificate #13802792

Property Details

Street: 1 Sand Hill

Town: FARNBOROUGH

Postcode: GU14 8EW

Installation Details

Items: 1 door

Certificate Issued: 21/10/2019

Work Completed: 26/09/2019

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

26% since 2014

Event	Date	Price	% change
Sold	02/07/2025 (1 year ago)	£240,000	+26.3%
Sold	22/09/2014 (11 years ago)	£189,950	—

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
16 SAND HILL COURT, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8EP	£245,000	21/11/2025	Flat
Same street 34 SAND HILL, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8EW	£357,000	07/12/2023	Terraced
6 PEACH TREE CLOSE, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8UU	£314,000	04/09/2023	Flat
50 PRINCE CHARLES CRESCENT, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8DL	£253,188	16/08/2023	Flat
74 SAND HILL, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8ER	£245,000	11/08/2023	Flat
18 HAWLEY LANE, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8DW	£270,000	28/06/2023	Flat
66 PRINCE CHARLES CRESCENT, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8DL	£235,000	01/03/2023	Flat
46 PRINCE CHARLES CRESCENT, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8DL	£265,000	19/12/2022	Flat
17 SHERWIN CRESCENT, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8DN	£270,000	21/10/2022	Flat
21 WORCESTER CLOSE, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8JW	£220,000	10/08/2022	Flat
23 CHURCHILL CRESCENT, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8EL	£226,000	31/05/2022	Flat
18 SCOTTS COURT, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8HU	£170,000	28/04/2022	Flat
29 CHURCHILL CRESCENT, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8EL	£233,000	11/03/2022	Flat
Same street 7 SAND HILL, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8EW	£250,000	28/02/2022	Flat
Same street 30 SAND HILL, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8EW	£313,500	16/02/2022	Terraced
20 MEADOW ROAD, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8ES	£225,000	24/09/2021	Flat
22 WORCESTER CLOSE, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8JW	£200,000	02/09/2021	Flat
36 HAWLEY LANE, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8DW	£255,000	27/08/2021	Flat
11 SAND HILL COURT, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8EP	£235,800	27/08/2021	Flat
16 MEADOW ROAD, FARNBOROUGH, RUSHMOOR, HAMPSHIRE, GU14 8ES	£222,000	02/08/2021	Flat

Street average: £306,833 (3 sales)

Area average: £240,235 (17 sales)

Capital growth trend

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

5y growth -4.7%

10y growth -4.7%

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

1y (index) -4%

5y (index) 2.6%

10y (index) 7.4%

Rental Range

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

Low £1,242/mo

Realistic £1,380/mo

Optimistic £1,518/mo

Based on Local Authority from postcode lookup → Rushmoor.

LHA (30th percentile) floor for Blackwater Valley: £997/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View GU14 8EW

Nearby

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

Type	Name	Distance
Bus stop	Sand Hill	0.0 miles
Shop	Hawley Convenience Store	0.2 miles
Shop	City Store	0.2 miles
Train station	Frimley	0.5 miles
Train station	Farnborough North	0.8 miles
Hospital	Broadmoor Hospital	4.2 miles
Hospital	Farnham Community Hospital	6.2 miles
University	University for the Creative Arts, Farnham Campus	6.7 miles
University	MySurrey Hive	8.6 miles

Street-level crime

Category	Count
Violence and sexual offences	71
Shoplifting	34
Anti-social behaviour	33
Public order	26
Other theft	13
Criminal damage and arson	8
Vehicle crime	6
Drugs	4
Bicycle theft	3
Burglary	3
Other crime	3
Possession of weapons	1
Total incidents	205

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
The Sixth Form College Farnborough	Other	0.3 miles	— (No rating)
Cherrywood Community Primary School	Primary	0.4 miles	Good — 13 Oct 2019
Farnborough Grange Nursery & Infant Community School	Primary	0.4 miles	Inadequate — 12 Dec 2022
Grange Community Junior School	Primary	0.4 miles	Outstanding — 29 Jun 2015
Samuel Cody School	Other	0.5 miles	Good — 12 Jul 2022

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 Maisonette, Ratcliffe Road, GU14	£1,350/mo	2	0.58 miles	OpenRent
2 Bed Maisonette, Mayfield Road, GU15	£1,550/mo	2	0.66 miles	OpenRent
2 Bed Flat, Farnborough Road, GU14	£1,700/mo	2	0.84 miles	OpenRent
2 Bed Flat, Falcon Court, GU16	£1,400/mo	2	0.85 miles	OpenRent
2 Bed Flat, Cardinal House, GU14	£1,350/mo	2	0.88 miles	OpenRent
2 Bed Flat, Frimley, GU16	£1,450/mo	2	1.17 miles	OpenRent

Average rent: £1,467/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.57%

Max investor price (0.8%) £178,125

Target investor price (1%) £142,500

Gross yield 6.8%

Cost-to-rent ratio 14.6×

Monthly cashflow £273/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 4.5%

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).