# 3 WARREN MEAD, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 1LU

## Property details

- Slug: `48f478b` (address key hash: `48f478bad6c78714565e0b7d090e7a1a78065adf`)
- Postcode: SM7 1LU
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 5
- Bathrooms: 3
- Floor area: 153 m²
- EPC rating: C
- Last sold: £695,000 Mar 2026
- Price per m²: £4,542/m²
- Local average: £591,324 (24 sales)
- Street crime: 42 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £695,000
- Date: 2026-03-19
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 12/09/2032
- **Current heating cost:** £825/year
- **Est. upgrade cost to C:** £14,675

### Recommendations
- A2 (£850 - £1,500)
- Q (£4,000 - £14,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0330-2837-8210-2392-4001)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-19 | £695,000 | Semi-detached | +340% | £688,974 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-6b3d-b8d0-e063-4704a8c08d98) |
| Sold | 2000-12-08 | £157,950 | Semi-detached | — | £522,606 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/20cbc523-9e6a-4669-a4a1-00ee80523b40) |

*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 |
|---------|-------|------|------|
| 3 WARREN MEAD, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 1LU | £695,000 | 19/03/2026 | Semi-detached |
| 3 WARREN MEAD, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 1LU | £157,950 | 08/12/2000 | Semi-detached |

## Historic listings

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

- Matched listing: [164205434](http://87.117.209.195:8080/listings/ba141f5)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £695,000 |
| listed | 2025-07-05 | £725,000 |
| sold | 2000-01-01 | £157,950 |
| sold | 1995-01-01 | £55,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 PARSONSFIELD CLOSE, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 1JT | £545,000 | 10/12/2025 | Semi-detached |
| 260 FIR TREE ROAD, EPSOM, REIGATE AND BANSTEAD, SURREY, KT17 3NL | £820,000 | 10/10/2025 | Semi-detached |
| 383 REIGATE ROAD, EPSOM DOWNS, EPSOM, REIGATE AND BANSTEAD, SURREY, KT17 3LU | £565,000 | 14/11/2023 | Semi-detached |
| 70 PARTRIDGE MEAD, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 1LP | £530,000 | 28/07/2023 | Semi-detached |
| 312 REIGATE ROAD, EPSOM, REIGATE AND BANSTEAD, SURREY, KT17 3LX | £900,000 | 25/01/2023 | Semi-detached |
| 54 PARTRIDGE MEAD, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 1LP | £600,000 | 08/12/2022 | Semi-detached |
| 137 WARREN ROAD, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 1LT | £625,000 | 02/12/2022 | Semi-detached |
| 355 REIGATE ROAD, EPSOM, REIGATE AND BANSTEAD, SURREY, KT17 3LT | £650,000 | 01/12/2022 | Semi-detached |
| 210 FIR TREE ROAD, EPSOM, REIGATE AND BANSTEAD, SURREY, KT17 3NL | £742,500 | 04/11/2022 | Semi-detached |
| 16 PARKWOOD ROAD, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 1JJ | £715,000 | 28/10/2022 | Semi-detached |
| 121 WARREN ROAD, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 1LT | £505,000 | 17/10/2022 | Semi-detached |
| 145 WARREN ROAD, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 1LT | £512,000 | 05/09/2022 | Semi-detached |
| 144A FIR TREE ROAD, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 1NH | £800,000 | 31/08/2022 | Semi-detached |
| 86 PARTRIDGE MEAD, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 1LP | £575,000 | 16/08/2022 | Semi-detached |
| 4 PARSONSFIELD ROAD, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 1JR | £835,000 | 28/07/2022 | Semi-detached |
| 7 HORNBEAM CLOSE, EPSOM, REIGATE AND BANSTEAD, SURREY, KT17 3FG | £750,000 | 30/06/2022 | Semi-detached |
| 315 REIGATE ROAD, EPSOM, REIGATE AND BANSTEAD, SURREY, KT17 3LT | £730,000 | 25/04/2022 | Semi-detached |
| 4 HORNBEAM CLOSE, EPSOM, REIGATE AND BANSTEAD, SURREY, KT17 3FG | £750,000 | 01/04/2022 | Semi-detached |
| 65 ROUNDWOOD WAY, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 1EJ | £618,000 | 29/03/2022 | Semi-detached |
| 4 WARREN MEAD, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 1LU | £699,950 | 26/10/2021 | Semi-detached |

**Area average:** £673,373 (20 sales)

## Capital growth trend

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

- **5y growth:** -24.3%
- **10y growth:** 8.8%

## House Price Index (HM Land Registry)

*Official index for Reigate and Banstead; Semi-detached series; as of May 2026.*

- **1y growth (index):** 3.5%
- **5y growth (index):** 16.1%
- **10y growth (index):** 28.5%

## Rental Range

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

- **Low:** £1,474/mo
- **Realistic:** £1,638/mo
- **Optimistic:** £1,802/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 5-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 4 Bed Semi-Detached House, Dunnymans Road, SM7 | £2,650/mo | 4 | 0.88 miles | OpenRent |
| Studio Flat, Ferndale Road, SM7 | £900/mo | 1 | 1.05 miles | OpenRent |

**Average rent: £1,775/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.26% (weak for cashflow)
- **Max investor price (0.8%):** £221,875
- **Target investor price (1%):** £177,500

*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 £1,775/mo).*

- **Gross yield:** 3.1%
- **Cost-to-rent:** 32.6×
- **Monthly cashflow:** £-1,164/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.9%

*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 | 16 |
| Criminal damage and arson | 8 |
| Anti-social behaviour | 7 |
| Public order | 3 |
| Vehicle crime | 3 |
| Other theft | 2 |
| Burglary | 1 |
| Drugs | 1 |
| Other crime | 1 |
| **Total incidents** | **42** |

*Within 1 mile during Jun 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 |
|------|------|----------|--------|
| Warren Mead Junior School | Primary | 0.1 miles | Good — 10 Dec 2009 |
| Warren Mead Infant School | Primary | 0.2 miles | Good — 5 May 2011 |
| Epsom College | Other | 0.7 miles | — (No rating) |
| Banstead Infant School | Primary | 0.9 miles | Good — 4 Nov 2018 |
| Shawley Community Primary Academy | Primary | 0.9 miles | Good — 9 Sep 2024 |