# 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 - **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 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 ## 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:** £1,134/mo - **Realistic:** £1,260/mo - **Optimistic:** £1,386/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:** 4.5% ## 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)