# 2 bedroom end of terrace house for sale (GU9 0NN) ## Property Details | Key | Value | |-----|-------| | Address | 7 UPPER HALE ROAD, FARNHAM, SURREY GU9 0NN | | Price | £370,000 | | Bedrooms | 2 | | Last sold | £475,000 Oct 2022 | ## Description Charmimg period cottage with south west facing part walled garden **Location** The Ale House is located on the eastern fringe of the Georgian market town of Farnham, which provides a comprehensive range of shopping facilities, recreational and cultural pursuits and a good selection of shops and restaurants. The historic county town of Guildford with its cathedral is nearby and provides a wider selection of shopping and recreational facilities. Farnham mainline station provides fast trains to London Waterloo from 53 minutes. The A31, A3, A331 and M3 (Junc. 4) all provide swift access to the M25 and the national motorway network as well as Heathrow, Gatwick and Southampton airports.   There are a good selection of schools in the area including Barfield, St Polycarp's, Edgeborough and Frensham Heights. There is some delightful countryside in the area including Farnham's 320 acre Deer Park, Alice Holt Forest, Frensham Common and Frensham Great and Little Ponds, providing excellent opportunities for walking, riding, cycling and sailing. There is golf locally at Farnham (The Sands) and Hankley Common as well as numerous other local courses. **Description** The Ale House dates from the 17th Century is Grade II Listed with attractive brick elevations beneath a tiled roof. From the entrance hall, with space for hanging coats, there is a delightful sitting room with an open brick fireplace and exposed ceiling timbers and oak floor which extends into the dining room with a bar window. The kitchen is fitted with granite worktops, a range of units including a dresser, appliances and a tiled floor that continues into the utility area which has a stable door opening to the garden. Upstairs there are two bedrooms and a bathroom with corner bath and shower. Outside there is a detached studio with adjoining storage shed. Garden The garden is landscaped with raised beds and sitting area and is partly walled. To the front is a parking area enclosed by a pair of gates. Square Footage: 961 sq ft **Directions** From Farnham town centre proceed along The Borough. At the traffic lights turn left, following The Woolmead as the road bears right. The road merges into East Street. Continue out of Farnham passing through the traffic lights onto the Hale Road. At The Six Bells roundabout take the first left onto the Farnborough Road. At the traffic lights turn left onto the Upper Hale Road and The Ale House, number 7, will be found shortly on the left hand side. ## Property Photos - ![Picture No. 01](/listings/photos/38022687/1348268) - Picture No. 01 - ![Picture No. 02](/listings/photos/38022687/1348269) - Picture No. 02 - ![Picture No. 03](/listings/photos/38022687/1348270) - Picture No. 03 - ![Picture No. 04](/listings/photos/38022687/1348271) - Picture No. 04 - ![Picture No. 05](/listings/photos/38022687/1348272) - Picture No. 05 - ![Picture No. 06](/listings/photos/38022687/1348273) - Picture No. 06 - ![Picture No. 07](/listings/photos/38022687/1348274) - Picture No. 07 - ![Picture No. 08](/listings/photos/38022687/1348275) - Picture No. 08 ## Floorplans - ![Floorplan](/listings/photos/38022687/1348276) - Floorplan ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 7 UPPER HALE ROAD, FARNHAM, WAVERLEY, SURREY, GU9 0NN | £475,000 | 07/10/2022 | Semi-detached | | 7 UPPER HALE ROAD, FARNHAM, WAVERLEY, SURREY, GU9 0NN | £372,500 | 26/02/2016 | Semi-detached | | 7 UPPER HALE ROAD, FARNHAM, WAVERLEY, SURREY, GU9 0NN | £325,000 | 15/08/2014 | Terraced | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 2 SOUTH AVENUE, FARNHAM, WAVERLEY, SURREY, GU9 0QY | £485,000 | 19/01/2026 | Terraced | | 36 WHITE COTTAGE CLOSE, FARNHAM, WAVERLEY, SURREY, GU9 0NL | £330,000 | 31/10/2025 | Terraced | | 55 UPPER HALE ROAD, FARNHAM, WAVERLEY, SURREY, GU9 0NX | £345,000 | 25/08/2023 | Terraced | | 25 WHITE COTTAGE CLOSE, FARNHAM, WAVERLEY, SURREY, GU9 0NL | £455,000 | 21/10/2022 | Terraced | | 15 HALE PLACE, FARNHAM, WAVERLEY, SURREY, GU9 9BJ | £510,000 | 14/10/2022 | Terraced | | MASKOUN HOUSE MONKTON LANE, FARNHAM, WAVERLEY, SURREY, GU9 9AA | £1,500,000 | 26/08/2022 | Terraced | | 11 HALE REEDS, FARNHAM, WAVERLEY, SURREY, GU9 9BN | £398,300 | 23/06/2022 | Terraced | | 24 WHITMORE GREEN, HEATH END, FARNHAM, WAVERLEY, SURREY, GU9 9AF | £486,000 | 13/05/2022 | Terraced | | 16 WHITE COTTAGE CLOSE, FARNHAM, WAVERLEY, SURREY, GU9 0NL | £369,500 | 22/04/2022 | Terraced | | 20 WHITMORE GREEN, HEATH END, FARNHAM, WAVERLEY, SURREY, GU9 9AF | £547,500 | 26/11/2021 | Terraced | | [Same street] RUNWAYS END, 19C UPPER HALE ROAD, FARNHAM, WAVERLEY, SURREY, GU9 0NN | £475,000 | 05/11/2021 | Detached | | [Same street] 19B UPPER HALE ROAD, FARNHAM, WAVERLEY, SURREY, GU9 0NN | £440,000 | 13/09/2021 | Semi-detached | | 20 WHITE COTTAGE CLOSE, FARNHAM, WAVERLEY, SURREY, GU9 0NL | £405,000 | 26/08/2021 | Terraced | | 25 WHITE COTTAGE CLOSE, FARNHAM, WAVERLEY, SURREY, GU9 0NL | £355,000 | 26/08/2021 | Terraced | | 40G UPPER HALE ROAD, FARNHAM, WAVERLEY, SURREY, GU9 0NS | £450,000 | 11/08/2021 | Terraced | **Street average:** £457,500 (2 sales) **Area average:** £510,485 (13 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £393,658 (19 Terraced, GU9, 2024–2026) - **Deviation:** -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 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 Flat, Anstey Road, GU9 | £1,450/mo | 2 | 0.66 miles | OpenRent | | 2 Bed Semi-Detached House, Guildford Road, GU9 | £1,500/mo | 2 | 0.7 miles | OpenRent | **Average rent: £1,475/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.4% (weak for cashflow) - **Max investor price (0.8%):** £184,375 - **Target investor price (1%):** £147,500 *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 £1,475/mo).* - **Gross yield:** 4.8% - **Cost-to-rent:** 20.9× - **Monthly cashflow:** £-155/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -1.7% *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:** -12.9% - **10y growth:** 30.7% ## House Price Index (HM Land Registry) *Official index for Waverley; Terraced series; as of April 2026.* - **1y growth (index):** 2.5% - **5y growth (index):** 18.8% - **10y growth (index):** 28.7% ## 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)