# 2 bedroom flat for sale (GU22 7UR) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 1, TENBYS, SALISBURY ROAD, WOKING, SURREY GU22 7UR | | Price | £275,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | D | | Construction age | England and Wales: 2007-2011 | | Floor area | 71 m² | | Last sold | £284,000 Mar 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 16/10/2028 - **Current heating cost:** £233/year - **Est. upgrade cost to C:** £10 ### Recommendations - E (£10) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9538-7963-6240-5308-9990) ## Description A ground floor maisonette, occupying a quiet and convenient cul-de-sac location, within walking distance to Woking centre and station. The Tenbys is a small exclusive development at the end of a very highly regarded road with ample visitor parking and an allocated space for the property very close to its private front door. Accommodation has been recently refurbished in 2022 includes a contemporary kitchen with base and eye level cupboards and matching drawers, incorporating various integrated appliances. The living/dining is spacious and front aspect, whilst there are two bedrooms both with built in wardrobe cupboards (twin double cupboards to the main bedroom). The main bedroom has an en-suite shower room. There is also a family bathroom. Heating is fired to radiators and windows are UPVC units. Outside, is the aforementioned allocated parking and further visitor parking. To the front of both blocks is an area of lawn and shrub borders. The situation is both popular, high quality and convenient for Woking centre and station, plus Woking Park and the Leisure centre. ## Property Photos - ![Picture No. 23](/listings/photos/163507640/1507837) - Picture No. 23 - ![Picture No. 12](/listings/photos/163507640/1507838) - Picture No. 12 - ![Picture No. 16](/listings/photos/163507640/1507839) - Picture No. 16 - ![Picture No. 18](/listings/photos/163507640/1507840) - Picture No. 18 - ![Picture No. 19](/listings/photos/163507640/1507841) - Picture No. 19 - ![Picture No. 13](/listings/photos/163507640/1507842) - Picture No. 13 - ![Picture No. 17](/listings/photos/163507640/1507843) - Picture No. 17 - ![Picture No. 14](/listings/photos/163507640/1507844) - Picture No. 14 - ![Picture No. 15](/listings/photos/163507640/1507845) - Picture No. 15 - ![Picture No. 20](/listings/photos/163507640/1507846) - Picture No. 20 - ![Picture No. 22](/listings/photos/163507640/1507847) - Picture No. 22 - ![Picture No. 21](/listings/photos/163507640/1507848) - Picture No. 21 ## Floorplans - ![Floorplan](/listings/photos/163507640/1507849) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/163507640/1507850) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | TENBYS FLAT 1 SALISBURY ROAD, WOKING, SURREY, GU22 7UR | £284,000 | 27/03/2026 | Flat | | TENBYS FLAT 1 SALISBURY ROAD, WOKING, SURREY, GU22 7UR | £320,000 | 22/12/2021 | Flat | | TENBYS FLAT 1 SALISBURY ROAD, WOKING, SURREY, GU22 7UR | £325,000 | 02/05/2014 | Flat | | TENBYS FLAT 1 SALISBURY ROAD, WOKING, SURREY, GU22 7UR | £239,950 | 28/04/2006 | Flat | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | BRAMLEY HOUSE, 36 FLAT 3 CLAREMONT AVENUE, WOKING, SURREY, GU22 7QA | £360,000 | 18/12/2025 | Flat | | NORTHFLEET LODGE, 6 FLAT 5 CLAREMONT AVENUE, WOKING, SURREY, GU22 7RL | £300,000 | 12/12/2025 | Flat | | OCKENDEN FLAT 16 CONSTITUTION HILL, WOKING, SURREY, GU22 7EW | £275,000 | 17/11/2025 | Flat | | NORTHFLEET LODGE, 6 FLAT 11 CLAREMONT AVENUE, WOKING, SURREY, GU22 7RL | £290,000 | 03/09/2025 | Flat | | WEY COURT, 32 FLAT 2 CLAREMONT AVENUE, WOKING, SURREY, GU22 7HX | £270,000 | 03/02/2025 | Flat | | CEDAR HOUSE, 1 FLAT 8 CLAREMONT AVENUE, WOKING, SURREY, GU22 7SF | £420,000 | 08/12/2023 | Flat | | CEDAR HOUSE, 1 FLAT 9 CLAREMONT AVENUE, WOKING, SURREY, GU22 7SF | £590,000 | 01/12/2023 | Flat | | CEDAR HOUSE, 1 FLAT 4 CLAREMONT AVENUE, WOKING, SURREY, GU22 7SF | £390,000 | 01/12/2023 | Flat | | HAZEL HOUSE FLAT 17 SYCAMORE AVENUE, WOKING, SURREY, GU22 9FG | £375,000 | 03/11/2023 | Flat | | OCKENDEN FLAT 17 CONSTITUTION HILL, WOKING, SURREY, GU22 7EW | £282,000 | 27/10/2023 | Flat | | HASCOMBE FLAT 2 BROOKLYN ROAD, WOKING, SURREY, GU22 7SN | £368,000 | 19/10/2023 | Flat | | OCKENDEN FLAT 3 CONSTITUTION HILL, WOKING, SURREY, GU22 7EW | £275,000 | 18/10/2023 | Flat | | HAZEL HOUSE FLAT 4 SYCAMORE AVENUE, WOKING, SURREY, GU22 9FG | £382,000 | 31/08/2023 | Flat | | HASCOMBE FLAT 4 BROOKLYN ROAD, WOKING, SURREY, GU22 7SN | £371,000 | 19/07/2023 | Flat | | 23 MOORHOLME, WOKING, SURREY, GU22 7QZ | £265,000 | 19/05/2023 | Flat | | WEST HILL FLAT 8 WEST HILL ROAD, WOKING, SURREY, GU22 7UL | £260,000 | 02/05/2023 | Flat | | ST. MARKS COURT FLAT 11 BROOKLYN ROAD, WOKING, SURREY, GU22 7US | £185,000 | 19/04/2023 | Flat | | HAZEL HOUSE FLAT 6 SYCAMORE AVENUE, WOKING, SURREY, GU22 9FG | £260,000 | 31/03/2023 | Flat | | 3 BELGRAVE MANOR, WOKING, SURREY, GU22 7TW | £290,000 | 31/03/2023 | Flat | | [Same street] COLUMBA SALISBURY ROAD, WOKING, SURREY, GU22 7UR | £820,000 | 13/03/2023 | Detached | | CRAIGMORE TOWER 10 GUILDFORD ROAD, WOKING, SURREY, GU22 7RB | £265,000 | 07/03/2023 | Flat | | [Same street] TENBYS FLAT 3 SALISBURY ROAD, WOKING, SURREY, GU22 7UR | £340,000 | 24/06/2022 | Flat | **Street average:** £580,000 (2 sales) **Area average:** £323,650 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £261,279 (34 Flat, GU22, 2024–2026) - **Deviation:** +5.3% ## Rental Range *ONS Price Index of Private Rents (Woking). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,456/mo - **Realistic:** £1,618/mo - **Optimistic:** £1,780/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, Constitution Hill, GU22 | £950/mo | 2 | 0.2 miles | OpenRent | **Average rent: £950/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.35% (weak for cashflow) - **Max investor price (0.8%):** £118,750 - **Target investor price (1%):** £95,000 *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 £950/mo).* - **Gross yield:** 4.1% - **Cost-to-rent:** 24.1× - **Monthly cashflow:** £-253/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -3.8% *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:** £3,873/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -5.3% - **10y growth:** -28.6% ## House Price Index (HM Land Registry) *Official index for Woking; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** -4.8% - **5y growth (index):** -3.1% - **10y growth (index):** 0% ## 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)