# 1 bedroom flat for sale (TW18 2LE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 9, WYTHEGATE, RIVERSIDE ROAD, STAINES-UPON-THAMES, SURREY TW18 2LE |
| Price | £300,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1967-1975 |
| Floor area | 61 m² |
| Last sold | £293,000 Jan 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 10/12/2033
- **Current heating cost:** £504/year
- **Est. upgrade cost to C:** £9,000

### Recommendations
- Q (£4,000 - £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9037-1022-1309-0369-3296)

## Description

A beautiful one double bedroom riverside apartment, with a private balcony offering fantastic views over communal gardens and the River Thames.

Riverside Road runs parallel to The Thames between Staines-upon-Thames and Laleham Village.

**Tenure:** Share Of Freehold **Lease Years Remaining:** 146

**Service Charge:** £2,040 (Yearly)

**Annual Ground Rent:** £0

**Council Tax Band:** D

Information contained within this listing is for guidance only and should be checked and confirmed (prior to proceeding).

## Property Photos

- ![Photo](/listings/photos/168095144/1190058)
- ![Photo](/listings/photos/168095144/1190059)
- ![Photo](/listings/photos/168095144/1190060)
- ![Photo](/listings/photos/168095144/1190061)
- ![Photo](/listings/photos/168095144/1190062)
- ![Photo](/listings/photos/168095144/1190063)
- ![Photo](/listings/photos/168095144/1190064)
- ![Photo](/listings/photos/168095144/1190065)

## Floorplans

- ![Floorplan 1](/listings/photos/168095144/1190066) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/168095144/1190067) - EPC 1

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| WYTHEGATE 9 RIVERSIDE ROAD, STAINES-UPON-THAMES, SPELTHORNE, SURREY, TW18 2LE | £293,000 | 30/01/2026 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| GLEN COURT 31 RIVERSIDE ROAD, STAINES-UPON-THAMES, SPELTHORNE, SURREY, TW18 2LG | £375,000 | 04/12/2025 | Flat |
| [Same street] 6 RIVERSIDE ROAD, STAINES-UPON-THAMES, SPELTHORNE, SURREY, TW18 2LE | £390,000 | 13/06/2025 | Terraced |
| [Same street] ONSLOW LODGE FLAT 2 RIVERSIDE ROAD, STAINES-UPON-THAMES, SPELTHORNE, SURREY, TW18 2LE | £305,000 | 28/02/2025 | Flat |
| 65 AVONDALE AVENUE, STAINES-UPON-THAMES, SPELTHORNE, SURREY, TW18 2NG | £245,000 | 01/11/2024 | Flat |
| RIVERBANK 20 LALEHAM ROAD, STAINES-UPON-THAMES, SPELTHORNE, SURREY, TW18 2QE | £280,000 | 03/11/2023 | Flat |
| 65A AVONDALE AVENUE, STAINES-UPON-THAMES, SPELTHORNE, SURREY, TW18 2NG | £307,500 | 31/10/2023 | Flat |
| 59A AVONDALE AVENUE, STAINES-UPON-THAMES, SPELTHORNE, SURREY, TW18 2NG | £295,000 | 27/10/2023 | Flat |
| GLEN COURT 8 RIVERSIDE ROAD, STAINES-UPON-THAMES, SPELTHORNE, SURREY, TW18 2LG | £333,000 | 25/10/2023 | Flat |
| [Same street] SWANDRIFT FLAT 7 RIVERSIDE ROAD, STAINES-UPON-THAMES, SPELTHORNE, SURREY, TW18 2LE | £358,000 | 15/09/2023 | Flat |
| PENTON COURT 36 JAMNAGAR CLOSE, STAINES-UPON-THAMES, SPELTHORNE, SURREY, TW18 2JU | £150,000 | 01/09/2023 | Flat |
| [Same street] WYTHEGATE 6 RIVERSIDE ROAD, STAINES-UPON-THAMES, SPELTHORNE, SURREY, TW18 2LE | £280,000 | 07/08/2023 | Flat |
| 5 PENTON AVENUE, STAINES-UPON-THAMES, SPELTHORNE, SURREY, TW18 2NA | £320,000 | 03/04/2023 | Flat |
| [Same street] ONSLOW LODGE FLAT 7 RIVERSIDE ROAD, STAINES-UPON-THAMES, SPELTHORNE, SURREY, TW18 2LE | £302,750 | 24/03/2023 | Flat |
| RIVERBANK 22 LALEHAM ROAD, STAINES-UPON-THAMES, SPELTHORNE, SURREY, TW18 2QE | £365,000 | 24/03/2023 | Flat |
| GLEN COURT 47 RIVERSIDE ROAD, STAINES-UPON-THAMES, SPELTHORNE, SURREY, TW18 2LG | £375,000 | 16/03/2023 | Flat |
| GLEN COURT 23 RIVERSIDE ROAD, STAINES-UPON-THAMES, SPELTHORNE, SURREY, TW18 2LG | £324,000 | 21/11/2022 | Flat |
| RIVERBANK 36 LALEHAM ROAD, STAINES-UPON-THAMES, SPELTHORNE, SURREY, TW18 2QE | £335,000 | 10/10/2022 | Flat |
| 22A PENTON AVENUE, STAINES-UPON-THAMES, SPELTHORNE, SURREY, TW18 2NB | £257,500 | 16/09/2022 | Flat |
| [Same street] THAMES BANK FLAT 5 RIVERSIDE ROAD, STAINES-UPON-THAMES, SPELTHORNE, SURREY, TW18 2LE | £269,950 | 12/08/2022 | Flat |
| PENTON COURT 28 JAMNAGAR CLOSE, STAINES-UPON-THAMES, SPELTHORNE, SURREY, TW18 2JU | £305,000 | 29/07/2022 | Flat |
| 56 AVONDALE AVENUE, STAINES-UPON-THAMES, SPELTHORNE, SURREY, TW18 2NQ | £290,000 | 27/07/2022 | Flat |
| GLEN COURT 26 RIVERSIDE ROAD, STAINES-UPON-THAMES, SPELTHORNE, SURREY, TW18 2LG | £342,500 | 24/06/2022 | Flat |
| [Same street] SWANDRIFT FLAT 10 RIVERSIDE ROAD, STAINES-UPON-THAMES, SPELTHORNE, SURREY, TW18 2LE | £340,000 | 17/06/2022 | Flat |
| 73 AVONDALE AVENUE, STAINES-UPON-THAMES, SPELTHORNE, SURREY, TW18 2NG | £275,000 | 31/05/2022 | Flat |
| 57A AVONDALE AVENUE, STAINES-UPON-THAMES, SPELTHORNE, SURREY, TW18 2NG | £270,000 | 20/05/2022 | Flat |
| GLEN COURT 24 RIVERSIDE ROAD, STAINES-UPON-THAMES, SPELTHORNE, SURREY, TW18 2LG | £315,000 | 19/05/2022 | Flat |
| GODFREY COURT 6 MEADWAY CLOSE, STAINES-UPON-THAMES, SPELTHORNE, SURREY, TW18 2PS | £319,750 | 12/05/2022 | Flat |
| [Same street] 10 RIVERSIDE ROAD, STAINES-UPON-THAMES, SPELTHORNE, SURREY, TW18 2LE | £450,000 | 30/09/2021 | Terraced |

**Street average:** £336,963 (8 sales)
**Area average:** £303,963 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £345,808 (42 Flat, TW18, 2024–2026)
- **Deviation:** -13.2%

## Rental Range

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

- **Low:** £1,468/mo
- **Realistic:** £1,631/mo
- **Optimistic:** £1,794/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £947/mo

## 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 |
|------|------|------|------|------|
| Studio Flat, Richmond Crescent, TW18 | £1,295/mo | 1 | 0.55 miles | OpenRent |
| 1 Bed Flat, Romana Court, TW18 | £1,195/mo | 1 | 0.85 miles | OpenRent |
| 1 Bed Flat, Eden Grove, TW18 | £1,650/mo | 1 | 0.91 miles | OpenRent |

**Average rent: £1,380/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £161,875
- **Target investor price (1%):** £129,500

*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 £1,295/mo).*

- **Gross yield:** 5.2%
- **Cost-to-rent:** 19.3×
- **Monthly cashflow:** £-41/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.6%

*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).*

## Price per Square Metre

- **£/m²:** £4,918/m²

## Capital growth trend

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

- **5y growth:** 9.5%
- **10y growth:** 17%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -2.5%
- **5y growth (index):** 4.5%
- **10y growth (index):** 6.9%

## 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)