# 61 BENHAMS DRIVE, HORLEY, REIGATE AND BANSTEAD, SURREY, RH6 8QP

## Property details

- Slug: `0f96fa0` (address key hash: `0f96fa09574495f74788422fac0082b51140db24`)
- Postcode: RH6 8QP
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 72 m²
- EPC rating: C
- Year built: England and Wales: 1950-1966
- Last sold: £450,000 Jan 2026
- Price per m²: £6,250/m²
- Local average: £469,592 (37 sales)
- Street crime: 159 incidents within 1 mile (May 2026)

## Latest sale

- Price: £450,000
- Date: 2026-01-23
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 26/05/2035
- **Current heating cost:** £598/year
- **Est. upgrade cost to C:** £10,000

### Recommendations
- W2 (£4,000 - £6,000)
- N (£4,000 - £6,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0300-2003-1550-2825-8035)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-23 | £450,000 | Semi-detached | +5.6% | £480,000 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-9ba8-d8ea-e063-4704a8c0bf7d) |
| Sold | 2019-09-18 | £426,000 | Semi-detached | — | £527,381 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/93e6821e-d009-40fd-e053-6b04a8c0c1df) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 61 BENHAMS DRIVE, HORLEY, REIGATE AND BANSTEAD, SURREY, RH6 8QP | £450,000 | 23/01/2026 | Semi-detached |
| 61 BENHAMS DRIVE, HORLEY, REIGATE AND BANSTEAD, SURREY, RH6 8QP | £426,000 | 18/09/2019 | Semi-detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [166202483](http://87.117.209.195:8080/listings/4b553d7)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £450,000 |
| listed | 2025-08-26 | £450,000 |
| sold | 2019-01-01 | £426,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 45 CHEQUERS DRIVE, HORLEY, REIGATE AND BANSTEAD, SURREY, RH6 8DX | £510,000 | 09/08/2023 | Semi-detached |
| 17 BAKEHOUSE ROAD, HORLEY, REIGATE AND BANSTEAD, SURREY, RH6 8HQ | £425,000 | 27/07/2023 | Semi-detached |
| 22 CHEQUERS CLOSE, HORLEY, REIGATE AND BANSTEAD, SURREY, RH6 8DT | £390,000 | 14/07/2023 | Semi-detached |
| 13 KILN LANE, HORLEY, REIGATE AND BANSTEAD, SURREY, RH6 8JG | £447,000 | 28/06/2023 | Semi-detached |
| 15 KILN LANE, HORLEY, REIGATE AND BANSTEAD, SURREY, RH6 8JG | £425,000 | 10/05/2023 | Semi-detached |
| 22 CHEQUERS DRIVE, HORLEY, REIGATE AND BANSTEAD, SURREY, RH6 8DU | £460,000 | 03/02/2023 | Semi-detached |
| 43 HORLEY ROW, HORLEY, REIGATE AND BANSTEAD, SURREY, RH6 8DN | £415,500 | 07/10/2022 | Semi-detached |
| 18 KILN LANE, HORLEY, REIGATE AND BANSTEAD, SURREY, RH6 8JG | £430,000 | 13/09/2022 | Semi-detached |
| 39A HORLEY ROW, HORLEY, REIGATE AND BANSTEAD, SURREY, RH6 8DN | £580,000 | 05/09/2022 | Semi-detached |
| 36 CHEQUERS CLOSE, HORLEY, REIGATE AND BANSTEAD, SURREY, RH6 8DT | £400,000 | 02/09/2022 | Semi-detached |
| 41 CHEQUERS DRIVE, HORLEY, REIGATE AND BANSTEAD, SURREY, RH6 8DX | £390,000 | 11/08/2022 | Semi-detached |
| 16 CHESTNUT ROAD, HORLEY, REIGATE AND BANSTEAD, SURREY, RH6 8PF | £365,000 | 21/07/2022 | Semi-detached |
| 25 SAREL WAY, HORLEY, REIGATE AND BANSTEAD, SURREY, RH6 8EY | £462,500 | 23/06/2022 | Semi-detached |
| 5 CHATELET CLOSE, HORLEY, REIGATE AND BANSTEAD, SURREY, RH6 7JD | £585,000 | 28/02/2022 | Semi-detached |
| 7 HORLEY ROW, HORLEY, REIGATE AND BANSTEAD, SURREY, RH6 8DN | £475,000 | 17/02/2022 | Semi-detached |
| 36 CHATELET CLOSE, HORLEY, REIGATE AND BANSTEAD, SURREY, RH6 7JD | £425,000 | 14/01/2022 | Semi-detached |
| 13 HORLEY ROW, HORLEY, REIGATE AND BANSTEAD, SURREY, RH6 8DN | £460,000 | 10/12/2021 | Semi-detached |
| 3 SANGERS MEWS, HORLEY, REIGATE AND BANSTEAD, SURREY, RH6 8DH | £330,000 | 06/12/2021 | Semi-detached |
| 86 BENHAMS DRIVE, HORLEY, REIGATE AND BANSTEAD, SURREY, RH6 8QU | £415,000 | 27/10/2021 | Semi-detached |
| 23 CHEQUERS CLOSE, HORLEY, REIGATE AND BANSTEAD, SURREY, RH6 8DT | £377,000 | 15/10/2021 | Semi-detached |

**Area average:** £438,350 (20 sales)

## Capital growth trend

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

- **5y growth:** 4.4%
- **10y growth:** 26.2%

## House Price Index (HM Land Registry)

*Official index for Reigate and Banstead; Semi-detached series; as of April 2026.*

- **1y growth (index):** 5%
- **5y growth (index):** 18.9%
- **10y growth (index):** 32.5%

## Rental Range

*ONS Price Index of Private Rents (Reigate and Banstead). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,472/mo
- **Realistic:** £1,636/mo
- **Optimistic:** £1,800/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| Studio Flat, Rickwood, RH6 | £890/mo | 1 | 0.44 miles | OpenRent |

**Average rent: £890/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.2% (weak for cashflow)
- **Max investor price (0.8%):** £111,250
- **Target investor price (1%):** £89,000

*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 £890/mo).*

- **Gross yield:** 2.4%
- **Cost-to-rent:** 42.1×
- **Monthly cashflow:** £-996/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -9.2%

*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).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 62 |
| Anti-social behaviour | 27 |
| Public order | 17 |
| Vehicle crime | 12 |
| Other theft | 10 |
| Other crime | 9 |
| Shoplifting | 9 |
| Criminal damage and arson | 8 |
| Burglary | 2 |
| Bicycle theft | 1 |
| Drugs | 1 |
| Robbery | 1 |
| **Total incidents** | **159** |

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Meath Green Infant School | Primary | 0.2 miles | Good — 24 May 2022 |
| Yattendon School | Primary | 0.3 miles | Good — 21 Mar 2013 |
| Meath Green Junior School | Primary | 0.5 miles | Good — 30 Nov 2015 |
| Horley Infant School | Primary | 0.5 miles | Good — 10 Feb 2014 |
| Trinity Oaks Church of England Primary School | Primary | 0.7 miles | Good — 22 Mar 2017 |

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #9652896
- **Address:** 61 Benhams Drive, HORLEY, RH6 8QP
- **Certificate Issued:** 28/10/2013
- **Work Completed:** 26/06/2013
- **Items:** 5 window(s), 1 door(s)

### FENSA Certificate #9831455
- **Address:** 61 Benhams Drive, HORLEY, RH6 8QP
- **Certificate Issued:** 07/10/2013
- **Work Completed:** 02/04/2013
- **Items:** 2 window(s), 1 door(s)

### FENSA Certificate #9165496
- **Address:** 61 Benhams Drive, HORLEY, RH6 8QP
- **Certificate Issued:** 07/11/2012
- **Work Completed:** 26/09/2012
- **Items:** 1 window(s)