Ladygrove Drive outperforms Town Centre's York Rd

I had a customer that is looking to buy their first buy-to-let property in Guildford and they asked if a 1 bed flat in Burpham was a better investment than buying a similar flat close to the town centre and station.
Long standing theories suggest purchasing close to a town centre and railway station are a must for any investor but I thought I would look at the hard facts and numbers and see if this remained true for the Weylea estate.
If one looks at 1 bed flats / masionettes on Ladygrove Drive, the current average sale value is £187k. These would rent out for £800pcm providing a return of 5.1%. Comparing this to "tenant's alley", York Rd where average sale values are £203k with rents at a similar £800pcm, the yield of 4.7% is less in the town centre.
However, taking into account capital growth over the last 5 years, Ladygrove has seen 11.59% increase, equal to £20k compared to 15.49% on York Rd which equates to over £27k. This extra £7k amounts to over £115 per month extra growth on York Rd to Ladygrove Drive.
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