Sold Cottage

18 MILL LANE

GODALMING, SURREY GU7 1EY

2 beds 1 baths 678 sq ft Listed 27 Jan 2015 (-4192d)

£375,000

Guide Price

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# 2 bedroom cottage for sale (GU7 1EY)

## Property Details

| Key | Value |
|-----|-------|
| Address | 18 MILL LANE, GODALMING, SURREY GU7 1EY |
| Price | £375,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: before 1900 |
| Floor area | 63 m² |
| Last sold | £373,500 May 2015 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** D
- **Expiry date:** 25/01/2022 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £648/year
- **Est. upgrade cost to C:** £25,213

### Recommendations
- B (£100 - £300)
- E (£13)
- N (£4,000 - £6,000)
- O (£2,500 - £6,500)
- U (£11,000 - £20,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8742-6229-4850-3706-2922)

## Description

**DESCRIPTION** **** Garden Cottage is a delightful semi detached Grade II listed period cottage tucked away in a quiet backwater in the conservation area of the town being within a short walk of the High Street and main line station. The cottage has in recent years been fully refurbished to a high standard with care having been taken to retain much of its original charm and character. Internally, the accommodation is presented in excellent decorative order and includes on the ground floor an impressive living/dining room with wood burning stove, kitchen and bath/wet room, whilst on the first floor there are two good sized bedrooms. The property also benefits from gas fired central heating. Outside the cottage is approached by a pedestrian footpath which also provides access to its private landscaped gardens which are a particular feature of the property offering a good deal of seclusion and enjoying a delightful outlook over an adjoining stream. The cottage is likely to appeal to purchasers seeking a town centre property that provides excellent privacy whilst being within minutes from all amenities.

## Property Photos

- ![Photo](/listings/photos/48128410/1313064)
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- ![Photo](/listings/photos/48128410/1313075)

## Floorplans

- ![Floorplan 1](/listings/photos/48128410/1313076) - Floorplan 1

## EPC Graphs

- ![EPC Front Page](/listings/photos/48128410/1313078) - EPC Front Page
- ![EPC 2](/listings/photos/48128410/1313092) - EPC 2

## FENSA Certificates

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

### FENSA Certificate #349073
- **Address:** 18 Mill Lane, Godalming, GU7 1EY
- **Certificate Issued:** 16/01/2003
- **Work Completed:** 23/11/2002
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 18 MILL LANE, GODALMING, WAVERLEY, SURREY, GU7 1EY | £373,500 | 28/05/2015 | Semi-detached |
| 18 MILL LANE, GODALMING, WAVERLEY, SURREY, GU7 1EY | £309,865 | 22/06/2012 | 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 |
|---------|-------|------|------|
| MAGNOLIA LODGE NEW WAY, GODALMING, WAVERLEY, SURREY, GU7 2JH | £595,000 | 09/12/2022 | Detached |
| 29 THE MINT, GODALMING, WAVERLEY, SURREY, GU7 1HB | £384,000 | 11/03/2022 | Detached |
| 56 - 58 CROFT ROAD, GODALMING, WAVERLEY, SURREY, GU7 1DD | £907,000 | 22/12/2021 | Detached |

**Area average:** £628,667 (3 sales)

## Price vs local average

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

- **Local average:** £904,811 (29 Detached, GU7, 2024–2026)
- **Deviation:** -58.6%

## Rental Range

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

- **Low:** £1,301/mo
- **Realistic:** £1,445/mo
- **Optimistic:** £1,590/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,222/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, High Street, GU7 | £1,200/mo | 2 | 0.34 miles | OpenRent |
| 2 Bed Semi-Detached House, Brighton Road, GU7 | £1,800/mo | 2 | 0.54 miles | OpenRent |
| 2 Bed Semi-Detached House, Peperharow Road, GU7 | £1,500/mo | 2 | 0.6 miles | OpenRent |
| 2 Bed Flat, Frith Hill Road, GU7 | £1,500/mo | 2 | 0.69 miles | OpenRent |
| 2 Bed Flat, Frith Hill Road, GU7 | £1,650/mo | 2 | 0.69 miles | OpenRent |
| 2 Bed Flat, Frith Hill Road, GU7 | £1,685/mo | 2 | 0.69 miles | OpenRent |

**Average rent: £1,556/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.42% (weak for cashflow)
- **Max investor price (0.8%):** £196,875
- **Target investor price (1%):** £157,500

*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 £1,575/mo).*

- **Gross yield:** 5%
- **Cost-to-rent:** 19.8×
- **Monthly cashflow:** £-84/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.9%

*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).*

## Price per Square Metre

- **£/m²:** £5,952/m²

## Capital growth trend

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

- **5y growth:** 4.7%
- **10y growth:** 34.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1.7%
- **5y growth (index):** 19.5%
- **10y growth (index):** 26.3%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

63 m²

EPC rating

Year built

England and Wales: before 1900

Last sold

£373,500 May 2015

Price per m²

£5,952/m²

Local average

£904,811 (-58.6%)

Deprivation

Decile 4 (10,270 of 33,755)

Street crime

84 incidents within 1 mile (May 2026)

Key features

18ft Living/Dining Room
Kitchen
Bathroom/Wet Room
Rear Lobby
Two Bedrooms
Gas Central Heating
Many Original Period Features
Wood Burning Stove
Landscaped Gardens
Adjoining Stream

Additional details

Parking: On street
Garden: Yes

Description

DESCRIPTION **** Garden Cottage is a delightful semi detached Grade II listed period cottage tucked away in a quiet backwater in the conservation area of the town being within a short walk of the High Street and main line station. The cottage has in recent years been fully refurbished to a high standard with care having been taken to retain much of its original charm and character. Internally, the accommodation is presented in excellent decorative order and includes on the ground floor an impressive living/dining room with wood burning stove, kitchen and bath/wet room, whilst on the first floor there are two good sized bedrooms. The property also benefits from gas fired central heating. Outside the cottage is approached by a pedestrian footpath which also provides access to its private landscaped gardens which are a particular feature of the property offering a good deal of seclusion and enjoying a delightful outlook over an adjoining stream. The cottage is likely to appeal to purchasers seeking a town centre property that provides excellent privacy whilst being within minutes from all amenities.

Listed by

Godalming

Emery & Orchard

Reference: 48128410

EPC Rating & Upgrade Cost

This certificate expired on 25/01/2022. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: D

Inspection date: 26/01/2012

Expiry date: 25/01/2022 (expired)

Current heating cost: £648/year

Potential heating cost: £619/year

Est. upgrade cost to C: £25,213

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Cavity wall insulation (£100 - £300)
Low energy lighting for all fixed outlets (£13)
Solar water heating (£4,000 - £6,000)
Replace single glazed windows with low-E double glazing (£2,500 - £6,500)
Solar photovoltaic panels, 2.5 kWp (£11,000 - £20,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC Front Page

EPC 2

FENSA Certificates

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

FENSA Certificate #349073

Property Details

Street: 18 Mill Lane

Town: Godalming

Postcode: GU7 1EY

Installation Details

Items: 1 window

Certificate Issued: 16/01/2003

Work Completed: 23/11/2002

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

21% since 2012

Event	Date	Price	% change
Sold	28/05/2015 (11 years ago)	£373,500	+20.5%
Sold	22/06/2012 (14 years ago)	£309,865	—

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
MAGNOLIA LODGE NEW WAY, GODALMING, WAVERLEY, SURREY, GU7 2JH	£595,000	09/12/2022	Detached
29 THE MINT, GODALMING, WAVERLEY, SURREY, GU7 1HB	£384,000	11/03/2022	Detached
56 - 58 CROFT ROAD, GODALMING, WAVERLEY, SURREY, GU7 1DD	£907,000	22/12/2021	Detached

Area average: £628,667 (3 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 34.3%

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

1y (index) 1.7%

5y (index) 19.5%

10y (index) 26.3%

Rental Range

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

Low £1,301/mo

Realistic £1,445/mo

Optimistic £1,590/mo

Based on Local Authority from postcode lookup → Waverley.

LHA (30th percentile) floor for Guildford: £1,222/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View GU7 1EY

Nearby

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

Type	Name	Distance
Train station	Godalming	0.1 miles
Bus stop	Godalming Railway Station	0.1 miles
Shop	Blow Heads	0.1 miles
Shop	Ballet-Hoo Dance Wear	0.1 miles
Bus stop	Pepperpot	0.1 miles
Train station	Farncombe	1.0 miles
University	University Hall	4.1 miles
University	MySurrey Hive	4.1 miles
Hospital	Farnham Community Hospital	7.6 miles
Hospital	Spire Clare Park Hospital	10.3 miles

Street-level crime

Category	Count
Violence and sexual offences	35
Shoplifting	16
Anti-social behaviour	12
Other theft	8
Public order	6
Criminal damage and arson	2
Burglary	1
Drugs	1
Other crime	1
Robbery	1
Theft from the person	1
Total incidents	84

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
Moss Lane School	Primary	0.2 miles	Good — 3 Mar 2014
St Hilary's School	Other	0.3 miles	— (No rating)
The Wharf Nursery School	Nursery	0.5 miles	Outstanding — 12 Jul 2023
Godalming College	Other	0.6 miles	— (No rating)
St Mark and All Saints Church of England Primary	Primary	0.6 miles	Good — 12 Nov 2023

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, High Street, GU7	£1,200/mo	2	0.34 miles	OpenRent
2 Bed Semi-Detached House, Brighton Road, GU7	£1,800/mo	2	0.54 miles	OpenRent
2 Bed Semi-Detached House, Peperharow Road, GU7	£1,500/mo	2	0.6 miles	OpenRent
2 Bed Flat, Frith Hill Road, GU7	£1,500/mo	2	0.69 miles	OpenRent
2 Bed Flat, Frith Hill Road, GU7	£1,650/mo	2	0.69 miles	OpenRent
2 Bed Flat, Frith Hill Road, GU7	£1,685/mo	2	0.69 miles	OpenRent

Average rent: £1,556/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.42%

Max investor price (0.8%) £196,875

Target investor price (1%) £157,500

Gross yield 5%

Cost-to-rent ratio 19.8×

Monthly cashflow £-84/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.9%

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).