Terraced 2 sales on record

81 EGHAM CRESCENT

CHEAM, SUTTON, GREATER LONDON, SM3 9AP

£585,000

Location

Map view View on Google Maps View on OpenStreetMap Street View SM3 9AP

Nearby

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

Type	Name	Distance
Bus stop	Staines Avenue	0.1 miles
Shop	Maypine Launderette	0.1 miles
Train station	West Sutton	0.9 miles
Hospital	Queen Mary's Childrens' Hospital	1.6 miles
University	Horton Halls Reception	4.6 miles

Property details

Tenure

Freehold

Property type

Terraced

Last sold

£585,000 Jan 2026

Local average

£545,795 (20 sales)

Street crime

253 incidents within 1 mile (Apr 2026)

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	21/01/2026	£585,000	Terraced	+19.4%	£585,000 to March 2026	View transaction
Sold	13/11/2019	£490,000	Terraced	—	£610,098 to March 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
177 HENLEY AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9SD	£490,000	26/01/2026	Terraced
77 BROCKS DRIVE, CHEAM, SUTTON, GREATER LONDON, SM3 9UW	£520,000	12/12/2025	Terraced
81 HENLEY AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9SE	£585,904	08/12/2025	Terraced
158 BROCKS DRIVE, CHEAM, SUTTON, GREATER LONDON, SM3 9UT	£475,000	28/11/2025	Terraced
36 STAINES AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9BQ	£425,000	17/10/2025	Terraced
108 BROCKS DRIVE, CHEAM, SUTTON, GREATER LONDON, SM3 9UR	£459,000	19/03/2025	Terraced
199 HENLEY AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9SD	£525,441	27/10/2023	Terraced
25 ESHER AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9AY	£513,000	31/08/2023	Terraced
112 ST MARGARETS AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9TT	£545,000	31/07/2023	Terraced
35 ST MARGARETS AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9TU	£565,000	17/07/2023	Terraced
43 ST MARGARETS AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9TU	£525,000	26/04/2023	Terraced
111 BROCKS DRIVE, CHEAM, SUTTON, GREATER LONDON, SM3 9UW	£660,000	19/04/2023	Terraced
41 CHERTSEY DRIVE, CHEAM, SUTTON, GREATER LONDON, SM3 9UL	£337,500	06/04/2023	Terraced
17 ST MARGARETS AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9TU	£540,000	16/12/2022	Terraced
7 ESHER AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9AY	£540,000	08/11/2022	Terraced
46 MOLESEY DRIVE, CHEAM, SUTTON, GREATER LONDON, SM3 9UN	£580,000	28/10/2022	Terraced
127 BROCKS DRIVE, CHEAM, SUTTON, GREATER LONDON, SM3 9UP	£720,000	22/09/2022	Terraced
157 HENLEY AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9SD	£525,000	02/09/2022	Terraced
54 EGHAM CRESCENT, CHEAM, SUTTON, GREATER LONDON, SM3 9AW	£559,000	10/08/2022	Terraced
16 SUNBURY ROAD, CHEAM, SUTTON, GREATER LONDON, SM3 9AR	£537,500	15/07/2022	Terraced

Area average: £531,367 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same property type.

Capital growth trend

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

5y growth 9.5%

10y growth 32%

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

1y (index) 2%

5y (index) 17.2%

10y (index) 33.7%

Rental Range

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

Low £1,392/mo

Realistic £1,547/mo

Optimistic £1,702/mo

Based on Local Authority from postcode lookup → Sutton.

LHA (30th percentile) floor for Outer South London: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Terraced House, Esher Avenue, SM3	£2,500/mo	3	0.21 miles	OpenRent
3 Bed Semi-Detached House, Tudor Drive, SM4	£2,500/mo	3	0.87 miles	OpenRent
2 Bed Terraced House, Sydney Road, SM1	£1,050/mo	2	0.94 miles	OpenRent

Average rent: £2,017/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.43%

Max investor price (0.8%) £312,500

Target investor price (1%) £250,000

Gross yield 5.1%

Cost-to-rent ratio 19.5×

Monthly cashflow £-79/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.6%

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).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Anti-social behaviour	69
Violence and sexual offences	64
Vehicle crime	26
Other theft	22
Criminal damage and arson	18
Burglary	14
Shoplifting	10
Drugs	8
Public order	8
Other crime	6
Theft from the person	4
Bicycle theft	2
Possession of weapons	1
Robbery	1
Total incidents	253

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
Brookways School	Other	0.2 miles	Requires improvement — 16 Mar 2023
St Cecilia's Catholic Primary School	Primary	0.2 miles	Outstanding — 23 Jan 2024
Cheam Park Farm Primary Academy	Primary	0.2 miles	Outstanding — 17 Jul 2019
Brookfield Primary Academy	Primary	0.4 miles	Good — 8 Sep 2019
Cheam High School	Secondary	0.6 miles	Outstanding — 9 Mar 2015

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# 81 EGHAM CRESCENT, CHEAM, SUTTON, GREATER LONDON, SM3 9AP

## Property details

- Slug: `21fd9f8` (address key hash: `21fd9f819b6803de2f96b31883080266d83ca9e0`)
- Postcode: SM3 9AP
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Last sold: £585,000 Jan 2026
- Local average: £545,795 (20 sales)
- Street crime: 253 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £585,000
- Date: 2026-01-21
- Type: T
- Tenure: F

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-21 | £585,000 | Terraced | +19.4% | £585,000 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-59fd-591c-e063-4704a8c00c31) |
| Sold | 2019-11-13 | £490,000 | Terraced | — | £610,098 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/9b361206-a58c-1904-e053-6b04a8c0eeb5) |

*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 |
|---------|-------|------|------|
| 81 EGHAM CRESCENT, CHEAM, SUTTON, GREATER LONDON, SM3 9AP | £585,000 | 21/01/2026 | Terraced |
| 81 EGHAM CRESCENT, CHEAM, SUTTON, GREATER LONDON, SM3 9AP | £490,000 | 13/11/2019 | 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 |
|---------|-------|------|------|
| 177 HENLEY AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9SD | £490,000 | 26/01/2026 | Terraced |
| 77 BROCKS DRIVE, CHEAM, SUTTON, GREATER LONDON, SM3 9UW | £520,000 | 12/12/2025 | Terraced |
| 81 HENLEY AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9SE | £585,904 | 08/12/2025 | Terraced |
| 158 BROCKS DRIVE, CHEAM, SUTTON, GREATER LONDON, SM3 9UT | £475,000 | 28/11/2025 | Terraced |
| 36 STAINES AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9BQ | £425,000 | 17/10/2025 | Terraced |
| 108 BROCKS DRIVE, CHEAM, SUTTON, GREATER LONDON, SM3 9UR | £459,000 | 19/03/2025 | Terraced |
| 199 HENLEY AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9SD | £525,441 | 27/10/2023 | Terraced |
| 25 ESHER AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9AY | £513,000 | 31/08/2023 | Terraced |
| 112 ST MARGARETS AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9TT | £545,000 | 31/07/2023 | Terraced |
| 35 ST MARGARETS AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9TU | £565,000 | 17/07/2023 | Terraced |
| 43 ST MARGARETS AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9TU | £525,000 | 26/04/2023 | Terraced |
| 111 BROCKS DRIVE, CHEAM, SUTTON, GREATER LONDON, SM3 9UW | £660,000 | 19/04/2023 | Terraced |
| 41 CHERTSEY DRIVE, CHEAM, SUTTON, GREATER LONDON, SM3 9UL | £337,500 | 06/04/2023 | Terraced |
| 17 ST MARGARETS AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9TU | £540,000 | 16/12/2022 | Terraced |
| 7 ESHER AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9AY | £540,000 | 08/11/2022 | Terraced |
| 46 MOLESEY DRIVE, CHEAM, SUTTON, GREATER LONDON, SM3 9UN | £580,000 | 28/10/2022 | Terraced |
| 127 BROCKS DRIVE, CHEAM, SUTTON, GREATER LONDON, SM3 9UP | £720,000 | 22/09/2022 | Terraced |
| 157 HENLEY AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9SD | £525,000 | 02/09/2022 | Terraced |
| 54 EGHAM CRESCENT, CHEAM, SUTTON, GREATER LONDON, SM3 9AW | £559,000 | 10/08/2022 | Terraced |
| 16 SUNBURY ROAD, CHEAM, SUTTON, GREATER LONDON, SM3 9AR | £537,500 | 15/07/2022 | Terraced |

**Area average:** £531,367 (20 sales)

## Capital growth trend

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

- **5y growth:** 9.5%
- **10y growth:** 32%

## House Price Index (HM Land Registry)

*Official index for Sutton; Terraced series; as of March 2026.*

- **1y growth (index):** 2%
- **5y growth (index):** 17.2%
- **10y growth (index):** 33.7%

## Rental Range

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

- **Low:** £1,392/mo
- **Realistic:** £1,547/mo
- **Optimistic:** £1,702/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Terraced House, Esher Avenue, SM3 | £2,500/mo | 3 | 0.21 miles | OpenRent |
| 3 Bed Semi-Detached House, Tudor Drive, SM4 | £2,500/mo | 3 | 0.87 miles | OpenRent |
| 2 Bed Terraced House, Sydney Road, SM1 | £1,050/mo | 2 | 0.94 miles | OpenRent |

**Average rent: £2,017/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £312,500
- **Target investor price (1%):** £250,000

*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 £2,500/mo).*

- **Gross yield:** 5.1%
- **Cost-to-rent:** 19.5×
- **Monthly cashflow:** £-79/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.6%

*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 |
|----------|-------|
| Anti-social behaviour | 69 |
| Violence and sexual offences | 64 |
| Vehicle crime | 26 |
| Other theft | 22 |
| Criminal damage and arson | 18 |
| Burglary | 14 |
| Shoplifting | 10 |
| Drugs | 8 |
| Public order | 8 |
| Other crime | 6 |
| Theft from the person | 4 |
| Bicycle theft | 2 |
| Possession of weapons | 1 |
| Robbery | 1 |
| **Total incidents** | **253** |

*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.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Brookways School | Other | 0.2 miles | Requires improvement — 16 Mar 2023 |
| St Cecilia's Catholic Primary School | Primary | 0.2 miles | Outstanding — 23 Jan 2024 |
| Cheam Park Farm Primary Academy | Primary | 0.2 miles | Outstanding — 17 Jul 2019 |
| Brookfield Primary Academy | Primary | 0.4 miles | Good — 8 Sep 2019 |
| Cheam High School | Secondary | 0.6 miles | Outstanding — 9 Mar 2015 |