Sold Semi-detached

1

FLEXCOMBE FARM COTTAGES, FLEXCOMBE LANE, LISS, FLEXCOMBE, HAMPSHIRE GU33 6LH

2 beds 1 baths 850 sq ft Listed 8 Jan 2020 (-2358d)

£475,000

Guide Price

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# 2 bedroom semi-detached house for sale (GU33 6LH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 1, FLEXCOMBE FARM COTTAGES, FLEXCOMBE LANE, LISS, FLEXCOMBE, HAMPSHIRE GU33 6LH |
| Price | £475,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 79 m² |
| Last sold | £445,000 Feb 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 06/01/2030
- **Current heating cost:** £636/year
- **Est. upgrade cost to C:** £23,500

### Recommendations
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0843-2893-7597-2800-4305)

## Description

The cottage is positioned in an idyllic location with wonderful rural views to the front and rear but with easy access to the A3 both North and Southbound for commuting.

The accommodation has a welcoming feel upon entering and the ground floor comprises of an entrance porch, cosy living room, open-plan kitchen/dining room with a newly fitted log burner and a cloakroom. Upstairs there are two double bedrooms with the main bedroom at the front overlooking the field across the lane and a bathroom with both bath and shower.

Outside there is a fantastic garden to the side of the house which is mainly lawn with attractive views across the fields behind. There is also a storage shed which could be further converted in to a small office STPP. There is off road parking in a lay-by.

**Location**

The property is located in a highly convenient position between Liss village and Petersfield town. Liss village has a range of shops for day to day needs and a railway station on the Portsmouth to London Waterloo line. There are further, more comprehensive facilities at Petersfield including shopping, sporting and leisure facilities together with a main line station from which, trains to the capital take just over an hour.

****

A two bedroom end of terrace cottage

**Hallway**

**Cloakroom**

**Sitting room** 13'8 (4.17m)  x 10'8 (3.25m)

**Kitchen/Dining room** 19'8 (5.99m)  x 15'4 (4.67m)

**Landing**

**Bedroom 1** 16'4 (4.98m)  x 9'9 (2.97m)

**Bedroom 2** 10'7 (3.23m)  x 8'9 (2.67m)

**Bathroom**

**Garden**

****

08/01/20

## Property Photos

- ![Main (Main)](/listings/photos/67502196/720653) - Main (Main)
- ![Sitting room](/listings/photos/67502196/720654) - Sitting room
- ![Dining room](/listings/photos/67502196/720660) - Dining room
- ![Sitting room](/listings/photos/67502196/720664) - Sitting room
- ![Kitchen](/listings/photos/67502196/720667) - Kitchen
- ![Dining room](/listings/photos/67502196/720672) - Dining room
- ![Kitchen/Dining room](/listings/photos/67502196/720675) - Kitchen/Dining room
- ![Bedroom](/listings/photos/67502196/720680) - Bedroom
- ![Bathroom](/listings/photos/67502196/720684) - Bathroom
- ![Bedroom](/listings/photos/67502196/720689) - Bedroom
- ![Cloakroom](/listings/photos/67502196/720695) - Cloakroom
- ![Garden](/listings/photos/67502196/720698) - Garden
- ![Garden](/listings/photos/67502196/720702) - Garden
- ![View](/listings/photos/67502196/720706) - View

## Floorplans

- ![Floorplan](/listings/photos/67502196/720709) - Floorplan

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| FLEXCOMBE FARM COTTAGES 1 FLEXCOMBE LANE, FLEXCOMBE, LISS, EAST HAMPSHIRE, HAMPSHIRE, GU33 6LH | £445,000 | 04/02/2021 | Terraced |
| FLEXCOMBE FARM COTTAGES 1 FLEXCOMBE LANE, FLEXCOMBE, LISS, EAST HAMPSHIRE, HAMPSHIRE, GU33 6LH | £385,000 | 27/06/2017 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1 WOLFMERE LANE, GREATHAM, LISS, EAST HAMPSHIRE, HAMPSHIRE, GU33 6AL | £465,000 | 13/01/2026 | Semi-detached |
| LEIGHWOOD COTTAGES 1 BENHAMS LANE, GREATHAM, LISS, EAST HAMPSHIRE, HAMPSHIRE, GU33 6BA | £466,000 | 04/08/2025 | Semi-detached |
| WOODHALL HOUSE LE COURT, GREATHAM, LISS, EAST HAMPSHIRE, HAMPSHIRE, GU33 6BF | £3,750,000 | 30/06/2023 | Semi-detached |
| MISTRAL FARNHAM ROAD, LISS, EAST HAMPSHIRE, HAMPSHIRE, GU33 6LA | £590,000 | 22/06/2023 | Semi-detached |
| 21 WOLFMERE LANE, GREATHAM, LISS, EAST HAMPSHIRE, HAMPSHIRE, GU33 6AL | £400,000 | 13/01/2023 | Semi-detached |
| HILL VIEW 2 PETERSFIELD ROAD, GREATHAM, LISS, EAST HAMPSHIRE, HAMPSHIRE, GU33 6EY | £269,000 | 04/11/2022 | Semi-detached |
| SOUTH COURT COTTAGE LE COURT, GREATHAM, LISS, EAST HAMPSHIRE, HAMPSHIRE, GU33 6BF | £1,125,500 | 05/10/2022 | Semi-detached |
| THE RETREAT LE COURT, GREATHAM, LISS, EAST HAMPSHIRE, HAMPSHIRE, GU33 6BF | £950,000 | 23/09/2022 | Semi-detached |
| 26 BAKERS FIELD, GREATHAM, LISS, EAST HAMPSHIRE, HAMPSHIRE, GU33 6EX | £315,000 | 31/03/2022 | Semi-detached |
| WOOLMER COTTAGES 2 PETERSFIELD ROAD, GREATHAM, LISS, EAST HAMPSHIRE, HAMPSHIRE, GU33 6AS | £430,000 | 31/03/2022 | Semi-detached |
| FIRS COTTAGES 1 BENHAMS LANE, GREATHAM, LISS, EAST HAMPSHIRE, HAMPSHIRE, GU33 6BB | £400,000 | 24/11/2021 | Semi-detached |
| LAUNDRY BUNGALOW SOTHERINGTON LANE, BLACKMOOR, LISS, EAST HAMPSHIRE, HAMPSHIRE, GU33 6DB | £350,000 | 19/11/2021 | Semi-detached |
| 9 BAKERS FIELD, GREATHAM, LISS, EAST HAMPSHIRE, HAMPSHIRE, GU33 6EX | £310,000 | 20/09/2021 | Semi-detached |
| THELE KNAPP COTTAGE PETERSFIELD ROAD, GREATHAM, LISS, EAST HAMPSHIRE, HAMPSHIRE, GU33 6EU | £685,000 | 30/06/2021 | Semi-detached |
| POCOCKS POCOCKS LANE, HAWKLEY, LISS, EAST HAMPSHIRE, HAMPSHIRE, GU33 6NE | £950,000 | 28/06/2021 | Semi-detached |

**Area average:** £763,700 (15 sales)

## Price vs local average

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

- **Local average:** £483,357 (7 Semi-detached, GU33, 2024–2026)
- **Deviation:** -1.7%

## Rental Range

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

- **Low:** £1,131/mo
- **Realistic:** £1,257/mo
- **Optimistic:** £1,383/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £997/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 Semi-Detached House, Bushy Hill, GU32 | £1,800/mo | 2 | 1.12 miles | OpenRent |

**Average rent: £1,800/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £225,000
- **Target investor price (1%):** £180,000

*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 £1,800/mo).*

- **Gross yield:** 4.5%
- **Cost-to-rent:** 22×
- **Monthly cashflow:** £-276/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.4%

*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:** £6,013/m²

## Capital growth trend

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

- **5y growth:** 7.8%
- **10y growth:** 53.4%

## House Price Index (HM Land Registry)

*Official index for East Hampshire; Semi-detached series; as of March 2026.*

- **1y growth (index):** 1.4%
- **5y growth (index):** 13.5%
- **10y growth (index):** 27.1%

## 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)

Main (Main) Sitting room Dining room Sitting room Kitchen Dining room Kitchen/Dining room Bedroom Bathroom Bedroom Cloakroom Garden Garden View

/ 14

Property details

Tenure

FREEHOLD

Floor area

79 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£445,000 Feb 2021

Price per m²

£6,013/m²

Local average

£483,357 (-1.7%)

Deprivation

Decile 8 (26,674 of 33,755)

Street crime

11 incidents within 1 mile (Apr 2026)

Key features

Well presented throughout
Rural location
Character features
Attractive rear garden
Planning permission granted (SDNP/19/01362)
Well-proportioned accommodation
EPC-D

Additional details

Parking: Yes
Garden: Yes

Description

1 Flexcombe Farm Cottage is a charming end of terrace former farm cottage that has been extensively renovated throughout by our clients but still holds planning permission for a further two storey extension with SDNP.

The cottage is positioned in an idyllic location with wonderful rural views to the front and rear but with easy access to the A3 both North and Southbound for commuting.
The accommodation has a welcoming feel upon entering and the ground floor comprises of an entrance porch, cosy living room, open-plan kitchen/dining room with a newly fitted log burner and a cloakroom. Upstairs there are two double bedrooms with the main bedroom at the front overlooking the field across the lane and a bathroom with both bath and shower.

Outside there is a fantastic garden to the side of the house which is mainly lawn with attractive views across the fields behind. There is also a storage shed which could be further converted in to a small office STPP. There is off road parking in a lay-by.
Location
The property is located in a highly convenient position between Liss village and Petersfield town. Liss village has a range of shops for day to day needs and a railway station on the Portsmouth to London Waterloo line. There are further, more comprehensive facilities at Petersfield including shopping, sporting and leisure facilities together with a main line station from which, trains to the capital take just over an hour.
**
A two bedroom end of terrace cottage
Hallway

Cloakroom

Sitting room 13'8 (4.17m) x 10'8 (3.25m)

Kitchen/Dining room 19'8 (5.99m) x 15'4 (4.67m)

Landing

Bedroom 1 16'4 (4.98m) x 9'9 (2.97m)

Bedroom 2 10'7 (3.23m) x 8'9 (2.67m)

Bathroom

Garden

**
08/01/20

Listed by

Petersfield

Henry Adams

Reference: 67502196

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 07/01/2020

Expiry date: 06/01/2030

Current heating cost: £636/year

Potential heating cost: £425/year

Est. upgrade cost to C: £23,500

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (solid floor) (£4,000 - £6,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Price history

16% since 2017

Event	Date	Price	% change
Sold	04/02/2021 (5 years ago)	£445,000	+15.6%
Sold	27/06/2017 (8 years ago)	£385,000	—

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
1 WOLFMERE LANE, GREATHAM, LISS, EAST HAMPSHIRE, HAMPSHIRE, GU33 6AL	£465,000	13/01/2026	Semi-detached
LEIGHWOOD COTTAGES 1 BENHAMS LANE, GREATHAM, LISS, EAST HAMPSHIRE, HAMPSHIRE, GU33 6BA	£466,000	04/08/2025	Semi-detached
WOODHALL HOUSE LE COURT, GREATHAM, LISS, EAST HAMPSHIRE, HAMPSHIRE, GU33 6BF	£3,750,000	30/06/2023	Semi-detached
MISTRAL FARNHAM ROAD, LISS, EAST HAMPSHIRE, HAMPSHIRE, GU33 6LA	£590,000	22/06/2023	Semi-detached
21 WOLFMERE LANE, GREATHAM, LISS, EAST HAMPSHIRE, HAMPSHIRE, GU33 6AL	£400,000	13/01/2023	Semi-detached
HILL VIEW 2 PETERSFIELD ROAD, GREATHAM, LISS, EAST HAMPSHIRE, HAMPSHIRE, GU33 6EY	£269,000	04/11/2022	Semi-detached
SOUTH COURT COTTAGE LE COURT, GREATHAM, LISS, EAST HAMPSHIRE, HAMPSHIRE, GU33 6BF	£1,125,500	05/10/2022	Semi-detached
THE RETREAT LE COURT, GREATHAM, LISS, EAST HAMPSHIRE, HAMPSHIRE, GU33 6BF	£950,000	23/09/2022	Semi-detached
26 BAKERS FIELD, GREATHAM, LISS, EAST HAMPSHIRE, HAMPSHIRE, GU33 6EX	£315,000	31/03/2022	Semi-detached
WOOLMER COTTAGES 2 PETERSFIELD ROAD, GREATHAM, LISS, EAST HAMPSHIRE, HAMPSHIRE, GU33 6AS	£430,000	31/03/2022	Semi-detached
FIRS COTTAGES 1 BENHAMS LANE, GREATHAM, LISS, EAST HAMPSHIRE, HAMPSHIRE, GU33 6BB	£400,000	24/11/2021	Semi-detached
LAUNDRY BUNGALOW SOTHERINGTON LANE, BLACKMOOR, LISS, EAST HAMPSHIRE, HAMPSHIRE, GU33 6DB	£350,000	19/11/2021	Semi-detached
9 BAKERS FIELD, GREATHAM, LISS, EAST HAMPSHIRE, HAMPSHIRE, GU33 6EX	£310,000	20/09/2021	Semi-detached
THELE KNAPP COTTAGE PETERSFIELD ROAD, GREATHAM, LISS, EAST HAMPSHIRE, HAMPSHIRE, GU33 6EU	£685,000	30/06/2021	Semi-detached
POCOCKS POCOCKS LANE, HAWKLEY, LISS, EAST HAMPSHIRE, HAMPSHIRE, GU33 6NE	£950,000	28/06/2021	Semi-detached

Area average: £763,700 (15 sales)

Capital growth trend

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

5y growth 7.8%

10y growth 53.4%

House Price Index (HM Land Registry — official index, not sold-price averages): East Hampshire. Series: Semi-detached. As of March 2026.

1y (index) 1.4%

5y (index) 13.5%

10y (index) 27.1%

Rental Range

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

Low £1,131/mo

Realistic £1,257/mo

Optimistic £1,383/mo

Based on Local Authority from postcode lookup → East Hampshire.

LHA (30th percentile) floor for Blackwater Valley: £997/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View GU33 6LH

Nearby

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

Type	Name	Distance
Bus stop	North Lodge	0.5 miles
Shop	Unknown	0.9 miles
Shop	Liphook Valet Service	0.9 miles
Train station	Liss	0.9 miles
Train station	Petersfield	2.5 miles
Hospital	Petersfield Hospital	2.7 miles
Hospital	Chase Hospital	5.2 miles
University	Jamia Ahmadiyya UK	8.5 miles

Street-level crime

Category	Count
Public order	3
Criminal damage and arson	2
Drugs	2
Shoplifting	2
Violence and sexual offences	2
Total incidents	11

Within 1 mile during Apr 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
Liss Junior School	Primary	1.0 miles	Good — 12 May 2024
Liss Infant School	Primary	1.0 miles	Requires improvement — 19 Mar 2023
Steep Church of England Voluntary Controlled Primary School	Primary	1.6 miles	— (Inspected (no overall grade))
Sheet Primary School	Primary	1.6 miles	Good — 26 Oct 2010
Bedales School	Other	1.8 miles	— (No rating)

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 Semi-Detached House, Bushy Hill, GU32	£1,800/mo	2	1.12 miles	OpenRent

Average rent: £1,800/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.38%

Max investor price (0.8%) £225,000

Target investor price (1%) £180,000

Gross yield 4.5%

Cost-to-rent ratio 22×

Monthly cashflow £-276/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.4%

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).

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