# 2 BAKERS CLOSE, LINGFIELD, TANDRIDGE, SURREY, RH7 6HF

## Property details

- Slug: `eb90bfd` (address key hash: `eb90bfd073fe18b2e8472a0e52176f7255f44c33`)
- Postcode: RH7 6HF
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 4
- Bathrooms: 2
- Floor area: 115 m²
- EPC rating: C
- Year built: England and Wales: 1967-1975
- Last sold: £680,000 Apr 2026
- Price per m²: £5,913/m²
- Local average: £844,750 (6 sales)
- Street crime: 37 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £680,000
- Date: 2026-04-09
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 19/11/2035
- **Current heating cost:** £1,067/year
- **Est. upgrade cost to C:** £16,500

### Recommendations
- W2 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2104-2754-4118-7050-1572)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-09 | £680,000 | Detached | +72.2% | £648,960 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-6995-b8d0-e063-4704a8c08d98) |
| Sold | 2012-11-09 | £395,000 | Detached | — | £592,830 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/94674ecd-2a7a-4ad2-8bdd-0e010ff1b27a) |

*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 |
|---------|-------|------|------|
| 2 BAKERS CLOSE, LINGFIELD, TANDRIDGE, SURREY, RH7 6HF | £680,000 | 09/04/2026 | Detached |
| 2 BAKERS CLOSE, LINGFIELD, TANDRIDGE, SURREY, RH7 6HF | £395,000 | 09/11/2012 | Detached |

## Historic listings

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

- Matched listing: [168372011](http://87.117.209.195:8080/listings/bcadce3)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £680,000 |
| listed | 2025-10-20 | £700,000 |
| sold | 2024-01-01 | £625,000 |
| sold | 2012-01-01 | £395,000 |

## 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 ASH CLOSE, LINGFIELD, TANDRIDGE, SURREY, RH7 6HQ | £663,500 | 18/12/2025 | Detached |
| 14 NEW PLACE GARDENS, LINGFIELD, TANDRIDGE, SURREY, RH7 6JD | £805,000 | 14/12/2023 | Detached |
| 5 SAXBYS LANE, LINGFIELD, TANDRIDGE, SURREY, RH7 6DL | £700,000 | 07/12/2023 | Detached |
| 10 BAKERS CLOSE, LINGFIELD, TANDRIDGE, SURREY, RH7 6HF | £440,000 | 23/03/2023 | Detached |
| 8 RUSHFORDS, LINGFIELD, TANDRIDGE, SURREY, RH7 6EG | £585,000 | 12/10/2022 | Detached |
| 3 SAXBYS LANE, LINGFIELD, TANDRIDGE, SURREY, RH7 6DL | £1,032,500 | 22/09/2022 | Detached |
| 20 NEW PLACE GARDENS, LINGFIELD, TANDRIDGE, SURREY, RH7 6JD | £800,000 | 10/02/2022 | Detached |
| 46 SAXBYS LANE, LINGFIELD, TANDRIDGE, SURREY, RH7 6DN | £930,000 | 15/12/2021 | Detached |
| 19 ASH CLOSE, LINGFIELD, TANDRIDGE, SURREY, RH7 6HQ | £615,000 | 02/11/2021 | Detached |
| HAWTHORNE CROSS RUSHFORDS, LINGFIELD, TANDRIDGE, SURREY, RH7 6EG | £650,000 | 23/09/2021 | Detached |

**Area average:** £722,100 (10 sales)

## Capital growth trend

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

- **5y growth:** -34.4%
- **10y growth:** -23.2%

## House Price Index (HM Land Registry)

*Official index for Tandridge; Detached series; as of June 2026.*

- **1y growth (index):** -6.5%
- **5y growth (index):** 1.2%
- **10y growth (index):** 13.8%

## Rental Range

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

- **Low:** £1,471/mo
- **Realistic:** £1,634/mo
- **Optimistic:** £1,797/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Cambridge (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 4-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Semi-Detached House, Station Rd Lingfield, RH7 | £1,400/mo | 1 | 0.12 miles | OpenRent |
| 1 Bed Flat, Saxbys Lane, RH7 | £1,100/mo | 1 | 0.15 miles | OpenRent |
| Studio Flat, Saxbys Lane, RH7 | £1,250/mo | 1 | 0.15 miles | OpenRent |
| 1 Bed Bungalow, The Garth, RH7 | £1,150/mo | 1 | 0.73 miles | OpenRent |
| 1 Bed Bungalow, The Garth, RH7 | £1,150/mo | 1 | 0.75 miles | OpenRent |
| 2 Bed Bungalow, Gardeners Cottage, RH7 | £1,400/mo | 2 | 1.11 miles | OpenRent |
| 2 Bed Bungalow, Gardeners Cottage, RH7 | £1,400/mo | 2 | 1.11 miles | OpenRent |

**Average rent: £1,264/mo (7 listings)**

## 1% Rule

- **Rent ratio:** 0.18% (weak for cashflow)
- **Max investor price (0.8%):** £156,250
- **Target investor price (1%):** £125,000

*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 £1,250/mo).*

- **Gross yield:** 2.2%
- **Cost-to-rent:** 45.3×
- **Monthly cashflow:** £-1,578/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -9.6%

*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 | 15 |
| Anti-social behaviour | 6 |
| Criminal damage and arson | 4 |
| Public order | 4 |
| Other theft | 3 |
| Other crime | 1 |
| Possession of weapons | 1 |
| Robbery | 1 |
| Shoplifting | 1 |
| Vehicle crime | 1 |
| **Total incidents** | **37** |

*Within 1 mile during Jul 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 |
|------|------|----------|--------|
| Lingfield Primary School | Primary | 0.3 miles | Good — 16 Jun 2022 |
| St Piers School | Other | 0.7 miles | Good — 17 May 2013 |
| St Piers College (Young Epilepsy) | Other | 0.7 miles | — (No rating) |
| Lingfield College | Other | 1.1 miles | — (No rating) |
| Dormansland Primary School | Primary | 1.5 miles | Good — 20 May 2016 |

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #16378076
- **Address:** 2 Bakers Close, LINGFIELD, RH7 6HF
- **Certificate Issued:** 07/07/2024
- **Work Completed:** 01/07/2024
- **Items:** 2 window(s), 1 door(s)

### FENSA Certificate #4363173
- **Address:** 2 Bakers Close, LINGFIELD, RH7 6HF
- **Certificate Issued:** 15/01/2007
- **Work Completed:** 16/12/2006
- **Items:** 1 window(s), 1 door(s)