# 58 THE TRACERY, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 3DD

## Property details

- Slug: `9cb06b9` (address key hash: `9cb06b9119a7620b0905c1185e6237c32b6a56fa`)
- Postcode: SM7 3DD
- Transactions on record: 3

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 2
- Floor area: 73 m²
- EPC rating: B
- Year built: England and Wales: 2003-2006
- Last sold: £340,000 Feb 2026
- Price per m²: £4,658/m²
- Local average: £324,141 (16 sales)
- Street crime: 53 incidents within 1 mile (May 2026)

## Latest sale

- Price: £340,000
- Date: 2026-02-20
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 30/09/2035
- **Current heating cost:** £359/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/1435-7120-3509-0889-5202)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-20 | £340,000 | Flat | +56% | £353,686 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-9f94-d8ea-e063-4704a8c0bf7d) |
| Sold | 2012-10-08 | £218,000 | Flat | +14.7% | £324,358 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/b7d72d7f-0ae0-4ba8-85da-c6aeab3a25c9) |
| Sold | 2009-02-27 | £190,000 | Semi-detached | — | £423,291 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/5b405b6d-dd8b-4e73-8311-043cb610e4d3) |

*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 |
|---------|-------|------|------|
| 58 THE TRACERY, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 3DD | £340,000 | 20/02/2026 | Flat |
| 58 THE TRACERY, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 3DD | £218,000 | 08/10/2012 | Flat |
| 58 THE TRACERY, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 3DD | £190,000 | 27/02/2009 | 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: [167652191](http://87.117.209.195:8080/listings/297e79e)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £340,000 |
| listed | 2025-10-01 | £339,950 |
| sold | 2012-01-01 | £218,000 |
| sold | 2009-01-01 | £190,000 |
| sold | 2008-01-01 | £210,000 |
| sold | 2003-01-01 | £190,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 21 FORGE STEADING, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 2DT | £335,000 | 16/12/2025 | Flat |
| 13 FORGE STEADING, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 2DT | £336,000 | 05/12/2025 | Flat |
| CENTURY HOUSE, 98 - 100 FLAT 12 HIGH STREET, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 2NN | £235,000 | 14/11/2025 | Flat |
| WELL HOUSE FLAT 31 WOODMANSTERNE LANE, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 3AB | £405,000 | 04/08/2023 | Flat |
| 50 THE TRACERY, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 3DD | £535,000 | 16/05/2023 | Flat |
| WELL HOUSE FLAT 4 WOODMANSTERNE LANE, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 3AA | £335,000 | 03/04/2023 | Flat |
| CENTURY HOUSE, 98 - 100 FLAT 12 HIGH STREET, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 2NN | £268,000 | 24/03/2023 | Flat |
| 12A CHEVIOT CLOSE, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 2PD | £385,000 | 04/11/2022 | Flat |
| CHEYNE COURT 6 PARK ROAD, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 3BS | £345,000 | 07/10/2022 | Flat |
| 20 FORGE STEADING, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 2DT | £392,000 | 13/09/2022 | Flat |
| WELL HOUSE FLAT 23 WOODMANSTERNE LANE, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 3AA | £340,000 | 26/08/2022 | Flat |
| CENTURY HOUSE, 98 - 100 FLAT 8 HIGH STREET, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 2NN | £250,000 | 04/03/2022 | Flat |
| WELL HOUSE FLAT 21 WOODMANSTERNE LANE, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 3AA | £345,000 | 28/01/2022 | Flat |
| WELL HOUSE FLAT 43 WOODMANSTERNE LANE, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 3AB | £375,000 | 22/12/2021 | Flat |
| TYROLEAN COURT 5 AVENUE ROAD, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 2PB | £305,000 | 17/12/2021 | Flat |
| 4 FORGE STEADING, BANSTEAD, REIGATE AND BANSTEAD, SURREY, SM7 2DT | £325,000 | 17/09/2021 | Flat |

**Area average:** £344,438 (16 sales)

## Capital growth trend

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

- **5y growth:** -9.3%
- **10y growth:** 13%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.2%
- **5y growth (index):** 4.6%
- **10y growth (index):** 12.7%

## 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 Stevenage & North Herts (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, Century House, SM7 | £1,500/mo | 2 | 0.2 miles | OpenRent |

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

## 1% Rule

- **Rent ratio:** 0.44% (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:** 5.3%
- **Cost-to-rent:** 18.9×
- **Monthly cashflow:** £-14/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.2%

*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 | 19 |
| Anti-social behaviour | 14 |
| Vehicle crime | 5 |
| Public order | 4 |
| Burglary | 3 |
| Criminal damage and arson | 2 |
| Other crime | 2 |
| Other theft | 2 |
| Possession of weapons | 1 |
| Shoplifting | 1 |
| **Total incidents** | **53** |

*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 |
|------|------|----------|--------|
| St Anne's Catholic Primary School | Primary | 0.4 miles | Good — 26 Jun 2014 |
| Banstead Preparatory School | Other | 0.5 miles | — (No rating) |
| Banstead Community Junior School | Primary | 0.5 miles | Good — 26 Jul 2023 |
| Banstead Infant School | Primary | 0.6 miles | Good — 4 Nov 2018 |
| The Beacon School | Secondary | 1.0 miles | Requires improvement — 29 Jun 2023 |