# 2 bedroom semi-detached house for sale (GU7 1EY)

## Property Details

| Key | Value |
|-----|-------|
| Address | 8 MILL LANE, GODALMING, SURREY GU7 1EY |
| Price | £415,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: before 1900 |
| Floor area | 63 m² |
| Last sold | £290,000 May 2010 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 18/11/2029
- **Current heating cost:** £608/year
- **Est. upgrade cost to C:** £20,515

### Recommendations
- B (£500 - £1,500)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- E (£15)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9518-0988-6269-4711-9904)

## Description

Set within the conservation area and just yards from Godalming's High Street and main line station, this two double bedroom semi-detached period cottage, built circa 1860, offers a great blend of period and modern features, together with enclosed gardens to the front and rear and potential to extend, subject to the usual planning consents.  EPC: D

**Location** 

The market town of Godalming has a picturesque and historic High Street with an excellent array of shops, bars, restaurants, as well as three superstores.  The main line railway station is close to the town centre and provides direct services into London Waterloo in approx 45 minutes.  The A3 linking the M25 and London's airports is approx 2 miles from the town centre.  There is an excellent selection of schools in the area that cater for most ages and denominations, both in the public and private sectors, and good leisure facilities including swimming pools and health clubs, golf courses at Milford, Chiddingfold and Hurtmore while South Coast beaches are around 30 miles away.   Guildford town, with its cobbled High Street, has a multitude of mainstream shops, cinemas and theatres and is approx 4 miles from Godalming, for which there are direct bus and train connections.

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## Property Photos

- ![1 (Main)](/listings/photos/70205757/1313111) - 1 (Main)
- ![2](/listings/photos/70205757/1313112) - 2
- ![3](/listings/photos/70205757/1313113) - 3
- ![4](/listings/photos/70205757/1313114) - 4
- ![5](/listings/photos/70205757/1313115) - 5
- ![6](/listings/photos/70205757/1313116) - 6
- ![7](/listings/photos/70205757/1313117) - 7
- ![8](/listings/photos/70205757/1313118) - 8
- ![9](/listings/photos/70205757/1313119) - 9

## Floorplans

- ![Floorplan](/listings/photos/70205757/1313120) - Floorplan

## FENSA Certificates

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

### FENSA Certificate #16550449
- **Address:** 8 Mill Lane, GODALMING, GU7 1EY
- **Certificate Issued:** 10/11/2024
- **Work Completed:** 04/11/2024
- **Items:** 11 window(s), 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 MILL LANE, GODALMING, WAVERLEY, SURREY, GU7 1EY | £290,000 | 28/05/2010 | Detached |
| 8 MILL LANE, GODALMING, WAVERLEY, SURREY, GU7 1EY | £229,000 | 03/03/2006 | Detached |
| 8 MILL LANE, GODALMING, WAVERLEY, SURREY, GU7 1EY | £149,000 | 01/10/1999 | 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 |
|---------|-------|------|------|
| 44 CROFT ROAD, GODALMING, WAVERLEY, SURREY, GU7 1DD | £755,000 | 23/05/2023 | Semi-detached |
| 135D HIGH STREET, GODALMING, WAVERLEY, SURREY, GU7 1AF | £550,000 | 18/11/2022 | Semi-detached |
| [Same street] THE OLD MILL MILL LANE, GODALMING, WAVERLEY, SURREY, GU7 1EY | £800,000 | 29/03/2022 | Other |
| 34 CROFT ROAD, GODALMING, WAVERLEY, SURREY, GU7 1DD | £669,000 | 17/01/2022 | Semi-detached |
| 46 CROFT ROAD, GODALMING, WAVERLEY, SURREY, GU7 1DD | £785,000 | 09/12/2021 | Semi-detached |
| 38B CROFT ROAD, GODALMING, WAVERLEY, SURREY, GU7 1DD | £226,500 | 17/09/2021 | Semi-detached |

**Street average:** £800,000 (1 sale)
**Area average:** £597,100 (5 sales)

## Price vs local average

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

- **Local average:** £589,367 (27 Semi-detached, GU7, 2024–2026)
- **Deviation:** -29.6%

## 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 | 0.28 miles | OpenRent |
| 2 Bed Semi-Detached House, Brighton Road, GU7 | £1,800/mo | 2 | 0.48 miles | OpenRent |
| 2 Bed Semi-Detached House, Peperharow Road, GU7 | £1,500/mo | 2 | 0.65 miles | OpenRent |
| 2 Bed Flat, Frith Hill Road, GU7 | £1,500/mo | 2 | 0.7 miles | OpenRent |
| 2 Bed Flat, Frith Hill Road, GU7 | £1,650/mo | 2 | 0.7 miles | OpenRent |
| 2 Bed Flat, Frith Hill Road, GU7 | £1,685/mo | 2 | 0.7 miles | OpenRent |

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

## 1% Rule

- **Rent ratio:** 0.38% (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:** 4.6%
- **Cost-to-rent:** 22×
- **Monthly cashflow:** £-242/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.4%

*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:** £6,587/m²

## Capital growth trend

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

- **5y growth:** 21.3%
- **10y growth:** 23%

## 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)