# 1 bedroom retirement property for sale (SO42 7QX)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 4, HOMEFORDE HOUSE, GRIGG LANE, BROCKENHURST, HAMPSHIRE SO42 7QX |
| Price | £115,000 |
| Bedrooms | 1 |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 42 m² |
| Last sold | £110,000 Nov 2019 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 31/07/2024 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £281/year
- **Est. upgrade cost to C:** £3,375

### Recommendations
- W (£800 - £1,200)
- E (£20)
- L (£600 - £800)
- Y (£585 - £725)
- X (£1,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0692-2829-6880-9304-1871)

## Description

A ground floor one bedroom apartment with its own personal door out to a small patio and communal gardens, built for the over 55's close to the village centre and all its amenities.

Entrance hall, living room, kitchen, bedroom and shower room.

From the centre of the village of Brockenhurst proceed in a northerly direction along Grigg Lane where the entrance to Homeforde House will be found on the right hand side.

Entrance door with spyhole to:

**ENTRANCE HALL:** Coved ceiling.  Deep built-in storage cupboard with coat rack, power and water heater.

**LIVING ROOM:** **17'8" (5.38m) narrowing to 16' (4.88m) x 10'4" (3.15m)** TV aerial point.  Phone point.  Dimplex wall mounted night storage heater.  Wall light points.  Coved ceiling.  Double glazed UPVC window and casement door opening to small patio and communal gardens.  Archway to:

**KITCHEN:** **7'5" x 5'6" (2.26m x  1.68m)** Comprising drawers and cupboards under contrasting roll top working surfaces.  Space for trays/towels.  Suitable space for fridge and cooker with electric cooker panel.  Built-in single bowl, single drainer stainless steel sink unit with double glazed UPVC window above.  Cooker extractor fan.  Matching eye level cupboards.  Tiled splashbacks.  Further extractor fan.  Strip lighting.

**BEDROOM:** **16'3" (4.95m) into bay x 8'7" (2.62m)** Recessed double wardrobes with storage above.  Dressing table inset in bay with kneehole and drawers either side.  Storad night storage heater.  Wall light point.  Coved ceiling.  Double glazed UPVC window.

**SHOWER ROOM:** **6'8" x 5'6" (2.03m x 1.68m)** comprising large fully tiled shower cubicle with shower unit; pedestal wash hand basin with mirror above; low level w.c.  Heated towel rail.  Mirror fronted cabinets.  Electric wall heater.  Further built-in shelved cabinet.  Extractor fan.  Strip lighting.  High-level shelf.  Coved ceiling.

**OUTSIDE:** Small patio immediately outside the living room door and well stocked and attended communal gardens.

**COMMUNAL FACILITIES:** Residents lounge with kitchenette and nearby WC, laundry room and guest suite available by prior appointment with a nominal charge.

**TENURE:** The property is held on the remainder of a 99 year lease dating from 1980.

**GROUND RENT:  **To be confirmed.

**SERVICE CHARGE:**  To be confirmed.

Consumer Protection from Unfair Trading Regulations 2008.

The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to obtain verification from their Solicitor or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property.

## Property Photos

- ![Photo](/listings/photos/82259768/241698)
- ![Photo](/listings/photos/82259768/241700)
- ![Photo](/listings/photos/82259768/241702)
- ![Photo](/listings/photos/82259768/241705)
- ![Photo](/listings/photos/82259768/241708)
- ![Photo](/listings/photos/82259768/241712)
- ![Photo](/listings/photos/82259768/241715)
- ![Photo](/listings/photos/82259768/241720)
- ![Photo](/listings/photos/82259768/241724)
- ![Photo](/listings/photos/82259768/241729)

## Floorplans

- ![Floorplan 1](/listings/photos/82259768/241734) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/82259768/241739) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| HOMEFORDE HOUSE FLAT 4 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £110,000 | 15/11/2019 | Flat |
| HOMEFORDE HOUSE FLAT 4 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £99,000 | 08/12/2014 | 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] HOMEFORDE HOUSE FLAT 36 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £84,000 | 04/06/2025 | Flat |
| [Same street] HOMEFORDE HOUSE FLAT 12 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £80,000 | 02/06/2025 | Flat |
| [Same street] HOMEFORDE HOUSE FLAT 37 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £92,500 | 13/12/2024 | Flat |
| [Same street] HOMEFORDE HOUSE FLAT 21 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £90,500 | 13/09/2024 | Flat |
| [Same street] HOMEFORDE HOUSE FLAT 10 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £92,500 | 30/11/2023 | Flat |
| [Same street] HOMEFORDE HOUSE FLAT 18 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £90,000 | 16/06/2023 | Flat |
| [Same street] HOMEFORDE HOUSE FLAT 1 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £92,500 | 22/05/2023 | Flat |
| 16 BROOKLEY ROAD, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7RR | £672,000 | 06/04/2023 | Other |
| [Same street] HOMEFORDE HOUSE FLAT 20 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £84,000 | 31/03/2023 | Flat |
| [Same street] HOMEFORDE HOUSE FLAT 47 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £87,000 | 02/03/2023 | Flat |
| [Same street] HOMEFORDE HOUSE FLAT 19 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £95,000 | 31/10/2022 | Flat |
| [Same street] HOMEFORDE HOUSE FLAT 30 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £116,000 | 28/01/2022 | Flat |
| [Same street] HOMEFORDE HOUSE FLAT 42 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £95,000 | 04/01/2022 | Flat |
| [Same street] HOMEFORDE HOUSE FLAT 11 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £119,950 | 03/12/2021 | Flat |
| [Same street] HOMEFORDE HOUSE FLAT 6 GRIGG LANE, BROCKENHURST, NEW FOREST, HAMPSHIRE, SO42 7QX | £112,000 | 19/07/2021 | Flat |

**Street average:** £95,068 (14 sales)
**Area average:** £672,000 (1 sale)

## Price vs local average

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

- **Local average:** £915,000 (1 Other, SO42, 2024–2026)
- **Deviation:** -87.4%

## Rental Range

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

- **Low:** £1,113/mo
- **Realistic:** £1,237/mo
- **Optimistic:** £1,361/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £698/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 |
|------|------|------|------|------|
| 1 Bed Flat, Eastbank Road, SO42 | £975/mo | 1 | 0.28 miles | OpenRent |

**Average rent: £975/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.85% (okay)
- **Max investor price (0.8%):** £121,875
- **Target investor price (1%):** £97,500

*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 £975/mo).*

- **Gross yield:** 10.2%
- **Cost-to-rent:** 9.8×
- **Monthly cashflow:** £400/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 14.4%

*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:** £2,738/m²

## House Price Index (HM Land Registry)

*Official index for New Forest; All dwelling types series; as of March 2026.*

- **1y growth (index):** -1.6%
- **5y growth (index):** 5.1%
- **10y growth (index):** 21.2%

## 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)