# 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)