# 9 REDWOODS, ADDLESTONE, RUNNYMEDE, SURREY, KT15 1JN

## Property details

- Slug: `3e23a2e` (address key hash: `3e23a2ebcd14a627616e54783d45c63cd80f0f72`)
- Postcode: KT15 1JN
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 4
- Bathrooms: 3
- Floor area: 125 m²
- EPC rating: C
- Year built: England and Wales: 1996-2002
- Last sold: £690,000 Feb 2026
- Price per m²: £5,520/m²
- Local average: £603,409 (22 sales)
- Street crime: 144 incidents within 1 mile (May 2026)

## Latest sale

- Price: £690,000
- Date: 2026-02-12
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 02/06/2035
- **Current heating cost:** £709/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- 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/0330-2957-2560-2105-2141)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-12 | £690,000 | Detached | +193.6% | £694,304 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-b3b4-8922-e063-4804a8c094d0) |
| Sold | 1999-06-25 | £235,000 | Detached | — | £888,594 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/7c7e7528-887b-4f93-9248-193c22d33baf) |

*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 |
|---------|-------|------|------|
| 9 REDWOODS, ADDLESTONE, RUNNYMEDE, SURREY, KT15 1JN | £690,000 | 12/02/2026 | Detached |
| 9 REDWOODS, ADDLESTONE, RUNNYMEDE, SURREY, KT15 1JN | £235,000 | 25/06/1999 | Detached |

## Historic listings

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

- Matched listing: [87179124](http://87.117.209.195:8080/listings/b7eab6f)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £690,000 |
| listed | 2025-07-10 | £725,000 |
| sold | 1999-01-01 | £235,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 25 PERCIVAL GARDENS, ADDLESTONE, RUNNYMEDE, SURREY, KT15 1FQ | £725,000 | 15/12/2023 | Detached |
| 37 REDWOODS, ADDLESTONE, RUNNYMEDE, SURREY, KT15 1JN | £635,000 | 25/08/2023 | Detached |
| 23 REDWOODS, ADDLESTONE, RUNNYMEDE, SURREY, KT15 1JN | £740,000 | 09/02/2023 | Detached |
| 18 COOMBELANDS LANE, ADDLESTONE, RUNNYMEDE, SURREY, KT15 1JJ | £800,000 | 03/02/2023 | Detached |
| 39 REDWOODS, ADDLESTONE, RUNNYMEDE, SURREY, KT15 1JN | £630,000 | 11/03/2022 | Detached |
| 3 KATHERINE CLOSE, ADDLESTONE, RUNNYMEDE, SURREY, KT15 1NX | £465,000 | 24/02/2022 | Detached |
| 27 FRANKLANDS DRIVE, ADDLESTONE, RUNNYMEDE, SURREY, KT15 1EQ | £550,000 | 14/12/2021 | Detached |
| 22 PERCIVAL GARDENS, ADDLESTONE, RUNNYMEDE, SURREY, KT15 1FQ | £684,950 | 08/10/2021 | Detached |
| 64 FARM LANE, ADDLESTONE, RUNNYMEDE, SURREY, KT15 1JR | £940,000 | 19/08/2021 | Detached |

**Area average:** £685,550 (9 sales)

## Capital growth trend

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

- **5y growth:** -14.5%
- **10y growth:** -1.1%

## House Price Index (HM Land Registry)

*Official index for Runnymede; Detached series; as of April 2026.*

- **1y growth (index):** 1.5%
- **5y growth (index):** 13%
- **10y growth (index):** 23.2%

## Rental Range

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

- **Low:** £1,418/mo
- **Realistic:** £1,575/mo
- **Optimistic:** £1,733/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Walton (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 |
|------|------|------|------|------|
| 4 Bed Detached House, Church Road, KT15 | £2,450/mo | 4 | 0.58 miles | OpenRent |

**Average rent: £2,450/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.36% (weak for cashflow)
- **Max investor price (0.8%):** £306,250
- **Target investor price (1%):** £245,000

*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 £2,450/mo).*

- **Gross yield:** 4.3%
- **Cost-to-rent:** 23.5×
- **Monthly cashflow:** £-537/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.2%

*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:** Job (default Low)

[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 | 44 |
| Anti-social behaviour | 42 |
| Shoplifting | 20 |
| Criminal damage and arson | 8 |
| Other theft | 8 |
| Other crime | 6 |
| Public order | 6 |
| Possession of weapons | 4 |
| Vehicle crime | 3 |
| Burglary | 2 |
| Bicycle theft | 1 |
| **Total incidents** | **144** |

*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 |
|------|------|----------|--------|
| Ongar Place Primary School | Primary | 0.2 miles | Good — 8 Sep 2015 |
| Holy Family Catholic Primary School | Primary | 0.3 miles | Good — 11 Jan 2022 |
| Sayes Court School | Primary | 0.5 miles | Good — 30 Nov 2022 |
| Jubilee High School | Secondary | 0.5 miles | Good — 17 Jul 2015 |
| St Paul's CofE Primary School | Primary | 0.6 miles | Good — 24 Jan 2023 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #15397724
- **Address:** 9 Redwoods, ADDLESTONE, KT15 1JN
- **Certificate Issued:** 18/09/2022
- **Work Completed:** 08/09/2022
- **Items:** 1 window(s), 2 door(s)