Terraced 2 sales on record

25 WILLOWBANK GARDENS

TADWORTH, REIGATE AND BANSTEAD, SURREY, KT20 5DS

£542,500

Location

Map view View on Google Maps View on OpenStreetMap Street View KT20 5DS

Nearby

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

Type	Name	Distance
Bus stop	Tadworth Railway Station	0.1 miles
Train station	Tadworth	0.1 miles
Shop	One Stop	0.1 miles
University	University for the Creative Arts, Epsom Campus	2.8 miles
Hospital	SpaMedica Epsom	3.2 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

Bathrooms

Floor area

80 m²

EPC rating

Year built

England and Wales: 2003-2006

Last sold

£542,500 Mar 2026

Price per m²

£6,781/m²

Local average

£442,964 (14 sales)

Street crime

77 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 01/12/2025

Expiry date: 30/11/2035

Current heating cost: £558/year

Potential heating cost: £571/year

Est. upgrade cost to C: £14,500

Recommendations

Solar water heating (£4,000 - £7,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	13/03/2026	£542,500	Terraced	+24.7%	£550,952 to April 2026	View transaction
Sold	25/02/2016	£435,000	Terraced	—	£556,693 to April 2026	View transaction

Historic listings

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

Event	Date	Price
sold	01/01/2026	£542,500
listed	20/01/2025	£550,000
sold	01/01/2016	£435,000
sold	01/01/1996	£119,950

Photos · Open listing

Sold comparables

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

Address	Price	Date	Type
19 WILLOWBANK GARDENS, TADWORTH, REIGATE AND BANSTEAD, SURREY, KT20 5DS	£425,000	24/08/2022	Terraced
21 WILLOWBANK GARDENS, TADWORTH, REIGATE AND BANSTEAD, SURREY, KT20 5DS	£227,500	31/08/2021	Terraced

Area average: £326,250 (2 sales)

For sale comparables

Active for-sale listings within 1 mile, matched to the same property type (all bedroom counts shown — none matched the 3-bedroom count for this property).

Address	Price	Beds	Type	Distance
Hatch Gardens, Tadworth	£600,000	5	End of terrace	0.82 mi

Capital growth trend

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

5y growth -7.2%

10y growth -18.6%

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

1y (index) 4.1%

5y (index) 16%

10y (index) 29.7%

Rental Range

Estimated market rent for Reigate and Banstead. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,472/mo

Realistic £1,636/mo

Optimistic £1,800/mo

Based on Local Authority from postcode lookup → Reigate and Banstead.

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

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Flat, Oaklands, KT20	£1,850/mo	3	0.25 miles	OpenRent
3 Bed Flat, Dorking Road, KT20	£1,868/mo	3	0.54 miles	OpenRent

Average rent: £1,859/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.34%

Max investor price (0.8%) £232,375

Target investor price (1%) £185,900

Gross yield 4.1%

Cost-to-rent ratio 24.3×

Monthly cashflow £-488/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -3.7%

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
Violence and sexual offences	35
Anti-social behaviour	14
Criminal damage and arson	9
Public order	9
Other theft	5
Burglary	2
Other crime	2
Drugs	1
Total incidents	77

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Chinthurst School	Other	0.4 miles	— (No rating)
Tadworth Primary School	Primary	0.4 miles	Good — 7 May 2014
The Surrey Teaching Centre	Other	0.5 miles	Outstanding — 7 Dec 2023
The Children's Trust School	Other	0.5 miles	Outstanding — 16 Nov 2023
Walton-on-the-Hill Primary School	Primary	0.7 miles	Good — 11 Nov 2021

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
03/04/2022	19/02/2021	3	1
04/01/2016	30/09/2013	3	—

# 25 WILLOWBANK GARDENS, TADWORTH, REIGATE AND BANSTEAD, SURREY, KT20 5DS

## Property details

- Slug: `2dfff4c` (address key hash: `2dfff4ce0b6d94994080e29f5335dac4d00e7b1b`)
- Postcode: KT20 5DS
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 3
- Bathrooms: 2
- Floor area: 80 m²
- EPC rating: C
- Year built: England and Wales: 2003-2006
- Last sold: £542,500 Mar 2026
- Price per m²: £6,781/m²
- Local average: £442,964 (14 sales)
- Street crime: 77 incidents within 1 mile (May 2026)

## Latest sale

- Price: £542,500
- Date: 2026-03-13
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 30/11/2035
- **Current heating cost:** £558/year
- **Est. upgrade cost to C:** £14,500

### Recommendations
- N (£4,000 - £7,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3620-0825-0132-9092-0513)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-13 | £542,500 | Terraced | +24.7% | £550,952 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-b375-8922-e063-4804a8c094d0) |
| Sold | 2016-02-25 | £435,000 | Terraced | — | £556,693 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/2fd36066-0c03-4bf8-e050-a8c0620562b1) |

*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 |
|---------|-------|------|------|
| 25 WILLOWBANK GARDENS, TADWORTH, REIGATE AND BANSTEAD, SURREY, KT20 5DS | £542,500 | 13/03/2026 | Terraced |
| 25 WILLOWBANK GARDENS, TADWORTH, REIGATE AND BANSTEAD, SURREY, KT20 5DS | £435,000 | 25/02/2016 | Terraced |

## Historic listings

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

- Matched listing: [157114613](http://87.117.209.195:8080/listings/889ad31)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £542,500 |
| listed | 2025-01-20 | £550,000 |
| sold | 2016-01-01 | £435,000 |
| sold | 1996-01-01 | £119,950 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 19 WILLOWBANK GARDENS, TADWORTH, REIGATE AND BANSTEAD, SURREY, KT20 5DS | £425,000 | 24/08/2022 | Terraced |
| 21 WILLOWBANK GARDENS, TADWORTH, REIGATE AND BANSTEAD, SURREY, KT20 5DS | £227,500 | 31/08/2021 | Terraced |

**Area average:** £326,250 (2 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type (all bedroom counts shown — none matched the 3-bedroom count for this property).*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Hatch Gardens, Tadworth](http://87.117.209.195:8080/listings/e48ca6b) | £600,000 | 5 | End of terrace | 0.82 mi |

## Capital growth trend

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

- **5y growth:** -7.2%
- **10y growth:** -18.6%

## House Price Index (HM Land Registry)

*Official index for Reigate and Banstead; Terraced series; as of April 2026.*

- **1y growth (index):** 4.1%
- **5y growth (index):** 16%
- **10y growth (index):** 29.7%

## 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 Outer South London (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Flat, Oaklands, KT20 | £1,850/mo | 3 | 0.25 miles | OpenRent |
| 3 Bed Flat, Dorking Road, KT20 | £1,868/mo | 3 | 0.54 miles | OpenRent |

**Average rent: £1,859/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.34% (weak for cashflow)
- **Max investor price (0.8%):** £232,375
- **Target investor price (1%):** £185,900

*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 £1,859/mo).*

- **Gross yield:** 4.1%
- **Cost-to-rent:** 24.3×
- **Monthly cashflow:** £-488/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.7%

*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 | 35 |
| Anti-social behaviour | 14 |
| Criminal damage and arson | 9 |
| Public order | 9 |
| Other theft | 5 |
| Burglary | 2 |
| Other crime | 2 |
| Drugs | 1 |
| **Total incidents** | **77** |

*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 |
|------|------|----------|--------|
| Chinthurst School | Other | 0.4 miles | — (No rating) |
| Tadworth Primary School | Primary | 0.4 miles | Good — 7 May 2014 |
| The Surrey Teaching Centre | Other | 0.5 miles | Outstanding — 7 Dec 2023 |
| The Children's Trust School | Other | 0.5 miles | Outstanding — 16 Nov 2023 |
| Walton-on-the-Hill Primary School | Primary | 0.7 miles | Good — 11 Nov 2021 |

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #15128332
- **Address:** 25 Willowbank Gardens, TADWORTH, KT20 5DS
- **Certificate Issued:** 03/04/2022
- **Work Completed:** 19/02/2021
- **Items:** 3 window(s), 1 door(s)

### FENSA Certificate #9859039
- **Address:** 25 Willowbank Gardens, TADWORTH, KT20 5DS
- **Certificate Issued:** 04/01/2016
- **Work Completed:** 30/09/2013
- **Items:** 3 window(s)