# 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
- Floor area: 102 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £585,000 Jan 2026
- Price per m²: £5,735/m²
- 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

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 02/09/2029
- **Current heating cost:** £917/year
- **Est. upgrade cost to C:** £21,640

### Recommendations
- A3 (£1,500 - £2,700)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- E (£40)
- 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/0678-4095-7211-6761-4910)

## 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 |