# 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)