Sold Retirement Property

13 FURNISS COURT

CRANLEIGH, SURREY GU6 8TN

2 beds 1 baths 678 sq ft Listed 17 Oct 2022 (-1314d)

£265,000

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# 2 bedroom retirement property for sale (GU6 8TN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 13 FURNISS COURT, CRANLEIGH, SURREY GU6 8TN |
| Price | £265,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1996-2002 |
| Floor area | 63 m² |
| Last sold | £275,000 Aug 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Current heating cost:** £342/year
- **Est. upgrade cost to C:** £20

### Recommendations
- E (£20)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9089-3921-6200-7482-2204)

## Description

The hallway with glazed door leads to the sitting room with radiator and front aspect views over Furniss Court.  The kitchen leads from the sitting room and has a range of eye level cupboards and base units with dark wood style work surfaces incorporating single drainer sink built in ceramic hob with electric oven under cooker hood, fridge/freezer and washer/dryer. Bedroom One has a range of fitted wardrobes and double panelled radiator with windows to the rear overlooking open fields.  Bedroom two has a range of fitted wardrobes, double panelled radiator with double doors to a patio with views over open fields.  The white bathroom suite comprises a panelled bath, low level wc, wash hand basin, fully tiled shower cubicle, electric heated towel rail, small airing cupboard with gas fired boiler for domestic heating and hot water.Emergency call system fitted in the property.

**Service Charge**: £6,707 per annum

**Ground Rent**: £250 per annum

**Council Tax**: £2,112 per annum (Tax Band C)

**Lease Length**: 105 years remaining

Owners of a Retirement Villages Lease are required to pay an assignment fee on re-sale of the property which is a maximum of 12.5% of the re-sale price of the property when it is re-sold.

## Property Photos

- ![Photo](/listings/photos/128114801/415668)
- ![Photo](/listings/photos/128114801/415669)
- ![Photo](/listings/photos/128114801/415670)
- ![Photo](/listings/photos/128114801/415671)
- ![Photo](/listings/photos/128114801/415672)
- ![Photo](/listings/photos/128114801/415673)
- ![Photo](/listings/photos/128114801/415674)

## Floorplans

- ![Floorplan](/listings/photos/128114801/415675) - Floorplan

## EPC Graphs

- ![EPC](/listings/photos/128114801/415676) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 13 FURNISS COURT, CRANLEIGH, WAVERLEY, SURREY, GU6 8TN | £275,000 | 29/08/2025 | Flat |
| 13 FURNISS COURT, CRANLEIGH, WAVERLEY, SURREY, GU6 8TN | £224,000 | 15/03/2013 | Flat |
| 13 FURNISS COURT, CRANLEIGH, WAVERLEY, SURREY, GU6 8TN | £215,000 | 30/09/2010 | 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 |
|---------|-------|------|------|
| [Same street] 22 FURNISS COURT, CRANLEIGH, WAVERLEY, SURREY, GU6 8TN | £455,000 | 08/12/2023 | Semi-detached |
| [Same street] 1 FURNISS COURT, CRANLEIGH, WAVERLEY, SURREY, GU6 8TN | £300,000 | 29/03/2023 | Terraced |
| [Same street] 5 FURNISS COURT, CRANLEIGH, WAVERLEY, SURREY, GU6 8TN | £485,000 | 23/03/2023 | Flat |
| [Same street] 11 FURNISS COURT, CRANLEIGH, WAVERLEY, SURREY, GU6 8TN | £256,000 | 29/04/2022 | Flat |
| [Same street] 17 FURNISS COURT, CRANLEIGH, WAVERLEY, SURREY, GU6 8TN | £285,000 | 09/12/2021 | Flat |
| [Same street] 7 FURNISS COURT, CRANLEIGH, WAVERLEY, SURREY, GU6 8TN | £250,000 | 11/11/2021 | Terraced |
| 2 THATCHER GROVE, CRANLEIGH, WAVERLEY, SURREY, GU6 8UR | £862,750 | 28/10/2021 | Other |
| [Same street] 21 FURNISS COURT, CRANLEIGH, WAVERLEY, SURREY, GU6 8TN | £240,000 | 09/07/2021 | Terraced |

**Street average:** £324,429 (7 sales)
**Area average:** £862,750 (1 sale)

## Price vs local average

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

- **Local average:** £1,015,833 (3 Other, GU6, 2024–2026)
- **Deviation:** -73.9%

## Rental Range

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

- **Low:** £1,297/mo
- **Realistic:** £1,441/mo
- **Optimistic:** £1,585/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 Mobile Home, Lydia Park, GU6 | £890/mo | 2 | 1.44 miles | OpenRent |
| 2 Bed Mobile Home, Lydia Park, GU6 | £890/mo | 2 | 1.44 miles | OpenRent |
| 2 Bed Mobile Home, Stovolds Hill, GU6 | £800/mo | 2 | 1.51 miles | OpenRent |
| 2 Bed Mobile Home, Weeping Willows, GU6 | £900/mo | 2 | 1.63 miles | OpenRent |
| 2 Bed Mobile Home, Stovolds Hill, GU6 | £900/mo | 2 | 1.63 miles | OpenRent |
| 2 Bed Mobile Home, Weeping Willow, GU6 | £900/mo | 2 | 1.63 miles | OpenRent |
| 2 Bed Mobile Home, Weeping Willow, GU6 | £900/mo | 2 | 1.63 miles | OpenRent |
| 2 Bed Mobile Home, Weeping Willows, GU6 | £950/mo | 2 | 1.63 miles | OpenRent |

**Average rent: £891/mo (8 listings)**

## 1% Rule

- **Rent ratio:** 0.34% (weak for cashflow)
- **Max investor price (0.8%):** £112,500
- **Target investor price (1%):** £90,000

*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 £900/mo).*

- **Gross yield:** 4.1%
- **Cost-to-rent:** 24.5×
- **Monthly cashflow:** £-259/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -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:** £4,206/m²

## Capital growth trend

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

- **5y growth:** 68.4%
- **10y growth:** 99.2%

## House Price Index (HM Land Registry)

*Official index for Waverley; All dwelling types series; as of February 2026.*

- **1y growth (index):** -2.9%
- **5y growth (index):** 10.7%
- **10y growth (index):** 22.2%

## 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

LEASEHOLD

Floor area

63 m²

EPC rating

Year built

England and Wales: 1996-2002

Last sold

£275,000 Aug 2025

Price per m²

£4,206/m²

Local average

£1,015,833 (-73.9%)

Deprivation

Decile 5 (13,796 of 33,755)

Street crime

31 incidents within 1 mile (Mar 2026)

Key features

24 Hour Emergency Call Alarm System
Allotments
Residents Bar
Boules/Bowls
Club House with WIFI Connection
Garden Maintenance
GP Surgery
Village Manager
Restaurant

Additional details

Garden: Yes

Description

The hallway with glazed door leads to the sitting room with radiator and front aspect views over Furniss Court. The kitchen leads from the sitting room and has a range of eye level cupboards and base units with dark wood style work surfaces incorporating single drainer sink built in ceramic hob with electric oven under cooker hood, fridge/freezer and washer/dryer. Bedroom One has a range of fitted wardrobes and double panelled radiator with windows to the rear overlooking open fields. Bedroom two has a range of fitted wardrobes, double panelled radiator with double doors to a patio with views over open fields. The white bathroom suite comprises a panelled bath, low level wc, wash hand basin, fully tiled shower cubicle, electric heated towel rail, small airing cupboard with gas fired boiler for domestic heating and hot water.Emergency call system fitted in the property.

Service Charge: £6,707 per annum
Ground Rent: £250 per annum
Council Tax: £2,112 per annum (Tax Band C)
Lease Length: 105 years remaining
Owners of a Retirement Villages Lease are required to pay an assignment fee on re-sale of the property which is a maximum of 12.5% of the re-sale price of the property when it is re-sold.

Listed by

London

Retirement Villages Group

Reference: 128114801

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 18/10/2022

Current heating cost: £342/year

Potential heating cost: £346/year

Est. upgrade cost to C: £20

Recommendations

Low energy lighting for all fixed outlets (£20)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC

Price history

28% since 2010

Event	Date	Price	% change
Sold	29/08/2025 (8 months ago)	£275,000	+22.8%
Sold	15/03/2013 (13 years ago)	£224,000	+4.2%
Sold	30/09/2010 (15 years ago)	£215,000	—

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
Same street 22 FURNISS COURT, CRANLEIGH, WAVERLEY, SURREY, GU6 8TN	£455,000	08/12/2023	Semi-detached
Same street 1 FURNISS COURT, CRANLEIGH, WAVERLEY, SURREY, GU6 8TN	£300,000	29/03/2023	Terraced
Same street 5 FURNISS COURT, CRANLEIGH, WAVERLEY, SURREY, GU6 8TN	£485,000	23/03/2023	Flat
Same street 11 FURNISS COURT, CRANLEIGH, WAVERLEY, SURREY, GU6 8TN	£256,000	29/04/2022	Flat
Same street 17 FURNISS COURT, CRANLEIGH, WAVERLEY, SURREY, GU6 8TN	£285,000	09/12/2021	Flat
Same street 7 FURNISS COURT, CRANLEIGH, WAVERLEY, SURREY, GU6 8TN	£250,000	11/11/2021	Terraced
2 THATCHER GROVE, CRANLEIGH, WAVERLEY, SURREY, GU6 8UR	£862,750	28/10/2021	Other
Same street 21 FURNISS COURT, CRANLEIGH, WAVERLEY, SURREY, GU6 8TN	£240,000	09/07/2021	Terraced

Street average: £324,429 (7 sales)

Area average: £862,750 (1 sale)

Capital growth trend

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

5y growth 68.4%

10y growth 99.2%

House Price Index (HM Land Registry — official index, not sold-price averages): Waverley. Series: All dwelling types. As of February 2026.

1y (index) -2.9%

5y (index) 10.7%

10y (index) 22.2%

Rental Range

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

Low £1,297/mo

Realistic £1,441/mo

Optimistic £1,585/mo

Based on Local Authority from postcode lookup → Waverley.

LHA (30th percentile) floor for Guildford: £1,222/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View GU6 8TN

Nearby

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

Type	Name	Distance
Bus stop	Elm Park	0.0 miles
Shop	Jewson	0.6 miles
Shop	Amp’s Barbers	0.7 miles
University	Mullard Space Science Laboratory	4.4 miles
Train station	Chilworth	5.1 miles
Hospital	Milford Hospital	5.3 miles
Train station	Shalford	5.5 miles
Hospital	Unknown	6.1 miles
University	University Hall	7.7 miles

Street-level crime

Category	Count
Violence and sexual offences	15
Burglary	4
Criminal damage and arson	4
Public order	3
Anti-social behaviour	2
Bicycle theft	1
Shoplifting	1
Theft from the person	1
Total incidents	31

Within 1 mile during Mar 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
Cranleigh Church of England Primary School	Primary	0.9 miles	Inadequate — 1 Mar 2023
Cranleigh School	Other	0.9 miles	— (No rating)
Glebelands School	Secondary	1.0 miles	Good — 16 May 2023
St Cuthbert Mayne Catholic Primary School	Primary	1.2 miles	Good — 6 Mar 2023
Jigsaw CABAS School	Other	1.6 miles	Outstanding — 10 Oct 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
2 Bed Mobile Home, Lydia Park, GU6	£890/mo	2	1.44 miles	OpenRent
2 Bed Mobile Home, Lydia Park, GU6	£890/mo	2	1.44 miles	OpenRent
2 Bed Mobile Home, Stovolds Hill, GU6	£800/mo	2	1.51 miles	OpenRent
2 Bed Mobile Home, Weeping Willows, GU6	£900/mo	2	1.63 miles	OpenRent
2 Bed Mobile Home, Stovolds Hill, GU6	£900/mo	2	1.63 miles	OpenRent
2 Bed Mobile Home, Weeping Willow, GU6	£900/mo	2	1.63 miles	OpenRent
2 Bed Mobile Home, Weeping Willow, GU6	£900/mo	2	1.63 miles	OpenRent
2 Bed Mobile Home, Weeping Willows, GU6	£950/mo	2	1.63 miles	OpenRent

Average rent: £891/mo (8 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.34%

Max investor price (0.8%) £112,500

Target investor price (1%) £90,000

Gross yield 4.1%

Cost-to-rent ratio 24.5×

Monthly cashflow £-259/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -4%

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).