Sold Detached

OAK TREE COACH HOUSE

FRITH END, BORDON, HAMPSHIRE GU35 0QY

5 beds 3 baths 2,368 sq ft Listed 15 Aug 2025 (-340d)

£1,250,000

Guide Price

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# 5 bedroom detached house for sale (GU35 0QY)

## Property Details

| Key | Value |
|-----|-------|
| Address | OAK TREE COACH HOUSE, FRITH END, BORDON, HAMPSHIRE GU35 0QY |
| Price | £1,250,000 |
| Bedrooms | 5 |
| Bathrooms | 3 |
| Council tax | G |
| Construction age | England and Wales: 1996-2002 |
| Floor area | 220 m² |
| Last sold | £1,075,000 Nov 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 09/07/2030
- **Current heating cost:** £1,065/year

### Recommendations
- E (70)
- U (5,500)
- V2 (25,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0073-2800-7934-2990-8135)

## Description

The ground floor of this impressive home features a welcoming entrance hallway with a convenient downstairs cloakroom, a cosy sitting room, and a formal living room complete with an open fireplace. The spacious kitchen/breakfast room is fitted with a central island and leads to a utility room and a dedicated dining room, which in turn opens into a light-filled orangery.

Upstairs, the principal bedroom benefits from a modern en-suite shower room, while the standout guest suite offers its own en-suite and a stunning mezzanine dressing area. There are three further well-proportioned bedrooms and a contemporary family bathroom. Both en-suites are enhanced with underfloor heating for added comfort.

The property is approached via a private driveway, leading to a generous parking area and a tandem garage with an electric up-and-over door and garden access. The mature rear garden is mainly laid to lawn, bordered by established planting, and features a charming walled seating terrace.

At the far end of the garden, a gate opens into a private area of woodland running alongside a stream. A footbridge crosses the stream, providing access to a three-acre paddock, of which one-third belongs to the property.

Additional benefits include superfast fibre optic broadband and excellent transport links.

Freehold

Council tax band G

## Property Photos

- ![Picture No. 73](/listings/photos/165815651/1342479) - Picture No. 73
- ![Picture No. 62](/listings/photos/165815651/1342480) - Picture No. 62
- ![Picture No. 71](/listings/photos/165815651/1342481) - Picture No. 71
- ![Picture No. 60](/listings/photos/165815651/1342482) - Picture No. 60
- ![Picture No. 64](/listings/photos/165815651/1342483) - Picture No. 64
- ![Picture No. 65](/listings/photos/165815651/1342484) - Picture No. 65
- ![Picture No. 63](/listings/photos/165815651/1342485) - Picture No. 63
- ![Picture No. 69](/listings/photos/165815651/1342486) - Picture No. 69
- ![Picture No. 68](/listings/photos/165815651/1342487) - Picture No. 68
- ![Picture No. 66](/listings/photos/165815651/1342488) - Picture No. 66
- ![Picture No. 61](/listings/photos/165815651/1342489) - Picture No. 61
- ![Picture No. 67](/listings/photos/165815651/1342490) - Picture No. 67
- ![Picture No. 70](/listings/photos/165815651/1342491) - Picture No. 70
- ![Picture No. 54](/listings/photos/165815651/1342492) - Picture No. 54
- ![Picture No. 55](/listings/photos/165815651/1342493) - Picture No. 55

## Floorplans

- ![Picture No. 56](/listings/photos/165815651/1342494) - Picture No. 56

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/165815651/1342495) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| OAK TREE COACH HOUSE FRITH END, BORDON, EAST HAMPSHIRE, HAMPSHIRE, GU35 0QY | £1,075,000 | 01/11/2021 | Detached |
| OAK TREE COACH HOUSE FRITH END, BORDON, EAST HAMPSHIRE, HAMPSHIRE, GU35 0QY | £395,000 | 11/10/1999 | 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 |
|---------|-------|------|------|
| PURBECK FRITH END ROAD, FRITH END, BORDON, EAST HAMPSHIRE, HAMPSHIRE, GU35 0QZ | £570,000 | 05/12/2022 | Detached |
| MOWLANDS FARM FRITH END, BORDON, EAST HAMPSHIRE, HAMPSHIRE, GU35 0QR | £1,780,000 | 02/02/2022 | Detached |
| NYEWOOD COTTAGES 1 FRITH END, BORDON, EAST HAMPSHIRE, HAMPSHIRE, GU35 0QZ | £775,000 | 29/09/2021 | Detached |

**Area average:** £1,041,667 (3 sales)

## Price vs local average

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

- **Local average:** £648,508 (29 Detached, GU35, 2024–2026)
- **Deviation:** +92.8%

## Rental Range

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

- **Low:** £1,134/mo
- **Realistic:** £1,260/mo
- **Optimistic:** £1,386/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,695/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 |
|------|------|------|------|------|
| 5 Bed Detached House, Cottage, GU34 | £2,999/mo | 5 | 0.81 miles | OpenRent |
| 5 Bed Detached House, Cottage, GU34 | £3,200/mo | 5 | 0.81 miles | OpenRent |

**Average rent: £3,100/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.25% (weak for cashflow)
- **Max investor price (0.8%):** £387,500
- **Target investor price (1%):** £310,000

*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 £3,100/mo).*

- **Gross yield:** 3%
- **Cost-to-rent:** 33.6×
- **Monthly cashflow:** £-2,158/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7.1%

*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:** £5,682/m²

## Capital growth trend

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

- **5y growth:** 13.1%
- **10y growth:** 39.7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -1%
- **5y growth (index):** 11.4%
- **10y growth (index):** 23.8%

## 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

220 m²

Council tax band

EPC rating

Year built

England and Wales: 1996-2002

Last sold

£1,075,000 Nov 2021

Price per m²

£5,682/m²

Local average

£648,508 (+92.8%)

Deprivation

Decile 8 (26,570 of 33,755)

Street crime

5 incidents within 1 mile (May 2026)

Key features

Five Bedroom Detached
Originates From 1840
Four Reception Areas
Kitchen/Breakfast Room
Utility Room
Two En Suites
Open Fireplace
Character Features
Over 1 Acre Grounds
Garage And Driveway

Additional details

Parking: Yes
Garden: Yes

Description

Originally built in 1840, this beautifully converted coach house exudes character and charm, offering spacious accommodation set within over an acre of grounds. The property seamlessly combines period features with a contemporary finish, creating a stylish yet practical living environment that suits modern lifestyles while retaining its historic appeal.

The ground floor of this impressive home features a welcoming entrance hallway with a convenient downstairs cloakroom, a cosy sitting room, and a formal living room complete with an open fireplace. The spacious kitchen/breakfast room is fitted with a central island and leads to a utility room and a dedicated dining room, which in turn opens into a light-filled orangery.

Upstairs, the principal bedroom benefits from a modern en-suite shower room, while the standout guest suite offers its own en-suite and a stunning mezzanine dressing area. There are three further well-proportioned bedrooms and a contemporary family bathroom. Both en-suites are enhanced with underfloor heating for added comfort.

The property is approached via a private driveway, leading to a generous parking area and a tandem garage with an electric up-and-over door and garden access. The mature rear garden is mainly laid to lawn, bordered by established planting, and features a charming walled seating terrace.

At the far end of the garden, a gate opens into a private area of woodland running alongside a stream. A footbridge crosses the stream, providing access to a three-acre paddock, of which one-third belongs to the property.

Additional benefits include superfast fibre optic broadband and excellent transport links.

Freehold
Council tax band G

Listed by

Farnham

Bourne Estate Agents

Reference: 165815651

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 10/07/2020

Expiry date: 09/07/2030

Current heating cost: £1,065/year

Potential heating cost: £1,075/year

Recommendations

Low energy lighting for all fixed outlets (70)
Solar photovoltaic panels, 2.5 kWp (5,500)
Wind turbine (25,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Picture No. 56

EPC Graphs

EPC Rating Graph

Price history

172% since 1999

Event	Date	Price	% change
Sold	01/11/2021 (4 years ago)	£1,075,000	+172.2%
Sold	11/10/1999 (26 years ago)	£395,000	—

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
PURBECK FRITH END ROAD, FRITH END, BORDON, EAST HAMPSHIRE, HAMPSHIRE, GU35 0QZ	£570,000	05/12/2022	Detached
MOWLANDS FARM FRITH END, BORDON, EAST HAMPSHIRE, HAMPSHIRE, GU35 0QR	£1,780,000	02/02/2022	Detached
NYEWOOD COTTAGES 1 FRITH END, BORDON, EAST HAMPSHIRE, HAMPSHIRE, GU35 0QZ	£775,000	29/09/2021	Detached

Area average: £1,041,667 (3 sales)

Capital growth trend

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

5y growth 13.1%

10y growth 39.7%

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

1y (index) -1%

5y (index) 11.4%

10y (index) 23.8%

Rental Range

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

Low £1,134/mo

Realistic £1,260/mo

Optimistic £1,386/mo

Based on Local Authority from postcode lookup → East Hampshire.

LHA (30th percentile) floor for Blackwater Valley: £1,695/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View GU35 0QY

Address

Frith End Road

Nearby

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

Type	Name	Distance
Bus stop	Frith End	0.1 miles
Shop	Mountain Warehouse	0.8 miles
Shop	Unknown	0.9 miles
Train station	Bentley	2.2 miles
Train station	Old Kiln Halt	3.8 miles
University	University for the Creative Arts, Farnham Campus	4.8 miles
Hospital	Spire Clare Park Hospital	5.1 miles
Hospital	Farnham Community Hospital	5.5 miles
University	Jamia Ahmadiyya UK	6.2 miles

Street-level crime

Category	Count
Other theft	2
Shoplifting	2
Public order	1
Total incidents	5

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 Green Room School Kingsley	Other	1.2 miles	Outstanding — 15 Jan 2024
The Holme Church of England Primary School	Primary	2.2 miles	Good — 12 Oct 2017
Rowledge Church of England Controlled Primary School	Primary	2.3 miles	Good — 22 May 2012
Frensham Heights School	Other	2.3 miles	— (No rating)
Binsted Church of England Primary School	Primary	2.4 miles	Good — 8 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
5 Bed Detached House, Cottage, GU34	£2,999/mo	5	0.81 miles	OpenRent
5 Bed Detached House, Cottage, GU34	£3,200/mo	5	0.81 miles	OpenRent

Average rent: £3,100/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.25%

Max investor price (0.8%) £387,500

Target investor price (1%) £310,000

Gross yield 3%

Cost-to-rent ratio 33.6×

Monthly cashflow £-2,158/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -7.1%

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).