# 5 HILL VIEW, WHYTELEAFE, TANDRIDGE, SURREY, CR3 0HE

## Property details

- Slug: `6cdd05c` (address key hash: `6cdd05cad0ece27e02210fbb5eaf5605a802c784`)
- Postcode: CR3 0HE
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 47 m²
- EPC rating: C
- Year built: England and Wales: 1991-1995
- Last sold: £322,500 Feb 2026
- Price per m²: £6,862/m²
- Local average: £518,357 (14 sales)
- Street crime: 95 incidents within 1 mile (May 2026)

## Latest sale

- Price: £322,500
- Date: 2026-02-25
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 18/11/2034
- **Current heating cost:** £522/year
- **Est. upgrade cost to C:** £14,500

### Recommendations
- W2 (£4,000 - £6,000)
- 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/0490-2210-0922-4499-3943)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-25 | £322,500 | Terraced | +17.3% | £325,202 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-b295-8922-e063-4804a8c094d0) |
| Sold | 2018-08-17 | £275,000 | Terraced | — | £307,578 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/773788c3-2dcf-2ce4-e053-6c04a8c05e57) |

*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 |
|---------|-------|------|------|
| 5 HILL VIEW, WHYTELEAFE, TANDRIDGE, SURREY, CR3 0HE | £322,500 | 25/02/2026 | Terraced |
| 5 HILL VIEW, WHYTELEAFE, TANDRIDGE, SURREY, CR3 0HE | £275,000 | 17/08/2018 | Terraced |

## Historic listings

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

- Matched listing: [159743951](http://87.117.209.195:8080/listings/7ba82f2)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £322,500 |
| listed | 2025-03-23 | £325,000 |
| sold | 2018-01-01 | £275,000 |
| sold | 2006-01-01 | £181,500 |
| sold | 2004-01-01 | £167,000 |
| sold | 2002-01-01 | £134,950 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 137 GODSTONE ROAD, WHYTELEAFE, TANDRIDGE, SURREY, CR3 0EH | £307,500 | 10/05/2023 | Terraced |
| 12 MAPLE ROAD, WHYTELEAFE, TANDRIDGE, SURREY, CR3 0ET | £457,500 | 22/11/2022 | Terraced |
| 89 GODSTONE ROAD, WHYTELEAFE, TANDRIDGE, SURREY, CR3 0EJ | £245,000 | 10/10/2022 | Terraced |
| 95 GODSTONE ROAD, WHYTELEAFE, TANDRIDGE, SURREY, CR3 0EJ | £328,000 | 27/05/2022 | Terraced |
| 2 STATION ROAD, WHYTELEAFE, TANDRIDGE, SURREY, CR3 0EP | £435,000 | 17/03/2022 | Terraced |
| 10 MAPLE ROAD, WHYTELEAFE, TANDRIDGE, SURREY, CR3 0ET | £360,000 | 28/02/2022 | Terraced |
| 94 GODSTONE ROAD, WHYTELEAFE, TANDRIDGE, SURREY, CR3 0EB | £360,000 | 15/02/2022 | Terraced |
| 11 HILL VIEW, WHYTELEAFE, TANDRIDGE, SURREY, CR3 0HE | £357,000 | 17/12/2021 | Terraced |
| 8 HILL VIEW, WHYTELEAFE, TANDRIDGE, SURREY, CR3 0HE | £268,000 | 21/09/2021 | Terraced |
| 13 HILL VIEW, WHYTELEAFE, TANDRIDGE, SURREY, CR3 0HE | £270,000 | 23/08/2021 | Terraced |

**Area average:** £338,800 (10 sales)

## Capital growth trend

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

- **5y growth:** 27.8%
- **10y growth:** 45.5%

## House Price Index (HM Land Registry)

*Official index for Tandridge; Terraced series; as of April 2026.*

- **1y growth (index):** -0.8%
- **5y growth (index):** 8.6%
- **10y growth (index):** 20.7%

## Rental Range

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

- **Low:** £1,460/mo
- **Realistic:** £1,622/mo
- **Optimistic:** £1,784/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer North 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 |
|------|------|------|------|------|
| 2 Bed Flat, Bourne House, CR3 | £1,500/mo | 2 | 0.23 miles | OpenRent |

**Average rent: £1,500/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.47% (weak for cashflow)
- **Max investor price (0.8%):** £187,500
- **Target investor price (1%):** £150,000

*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 £1,500/mo).*

- **Gross yield:** 5.6%
- **Cost-to-rent:** 17.9×
- **Monthly cashflow:** £55/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.7%

*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 | 28 |
| Anti-social behaviour | 22 |
| Other theft | 12 |
| Vehicle crime | 10 |
| Criminal damage and arson | 6 |
| Public order | 5 |
| Burglary | 3 |
| Drugs | 3 |
| Possession of weapons | 3 |
| Other crime | 1 |
| Robbery | 1 |
| Shoplifting | 1 |
| **Total incidents** | **95** |

*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 |
|------|------|----------|--------|
| Whyteleafe Primary School | Primary | 0.3 miles | Good — 3 Jan 2018 |
| Kenley Primary School | Primary | 0.4 miles | Requires improvement — 18 Jul 2024 |
| Warlingham School | Secondary | 0.6 miles | Good — 4 Jul 2013 |
| Hamsey Green Primary | Primary | 0.7 miles | Good — 9 Mar 2020 |
| OneSchool Global Kenley Campus | Other | 1.0 miles | — (No rating) |