Warbler Park Normandy: 40% Shares From £166,000

Three shared ownership homes are on sale at Warbler Park, the new 16-home development on Beech Lane in Normandy, with a 40% share of a two-bedroom house priced at £166,000. The homes are listed on Abri Homes’ Warbler Park page, the sales arm of the housing association that built the scheme.

All 16 homes at Warbler Park are affordable housing. The rest of the scheme is kept for affordable tenures through Abri rather than sold on the open market.

What is for sale, and what it costs

Three plots were listed when we checked on 7 September:

• Plot 4: three-bedroom semi-detached house, full price £510,000, a 40% share for £204,000
• Plot 5: three-bedroom semi-detached house, full price £510,000, a 40% share for £204,000
• Plot 7: two-bedroom house, full price £415,000, a 40% share for £166,000

Buyers pay rent to Abri on the share they do not own. On the two-bedroom home, the plot 7 listing puts that rent at £571 a month, with a minimum deposit of £8,300. The listing also sets out:

• a £500 reservation fee
• a £37 monthly service charge, reviewed annually
• a 990-year lease
• staircasing capped at 80%, so the homes can never be fully bought out and lost from the affordable stock

For context, the average home in the borough sold for £523,974 in June 2026 (HM Land Registry UK House Price Index). We track the borough figures on our Guildford house prices page.

Local people get first claim

Applicants need a local connection to qualify. Abri Homes’ listing names the qualifying areas:

• Normandy
• Wanborough
• Worplesdon
• Pirbright
• Ash, Ash Vale and Tongham

That restriction is not marketing. The scheme was approved as a rural exception site, a category of Green Belt development that is only allowed because every home is affordable and meets a proven local need. Guildford Borough Council’s planning committee approved the application, 20/P/01148, on 14 July 2021 by 12 votes to 2. The committee record describes 16 affordable dwellings in a mix of one, two and three bedrooms, with the housing need established for Normandy parish.

Built in a Dorset factory, craned in almost finished

These are not conventionally built houses. Welling Partnership, which acted as employer’s agent on the project, describes how they went up:

• each home was manufactured as modules by Rollalong at its factory in Dorset
• the modules arrived watertight, with windows, doors, kitchens, bathrooms and tiling already fitted
• they were craned into position on Beech Lane, then roofed and connected to utilities on site

The method cuts the months of on-site construction a village normally lives next to. The homes arrive as cold-rolled steel modules rather than brick and block. Welling says the scheme was monitored for compliance with BOPAS and NHBC Accepts, two accreditation schemes for offsite construction.

What it means for you

If you live in Normandy, Wanborough, Worplesdon, Pirbright, Ash, Ash Vale or Tongham and cannot afford the open market, this is what the scheme exists for. The two-bedroom share needs £166,000, which is less than a third of the borough’s average house price. Details and applications are on Abri Homes’ Warbler Park page.

Be clear-eyed about the model before applying:

• you pay rent on the 60% you do not own, plus the service charge, on top of your mortgage
• you can never own more than 80% of the home
• the council tax band is still to be determined, so budget for that unknown

Rural exception schemes like this one come through the planning system rarely. If you want to see what else is proposed near you, our Guildford planning applications page explains how to search and comment on live applications.