# 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 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 ## 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)