Sold Semi-detached

22 MORRIS ROAD

REDHILL, SOUTH NUTFIELD, SURREY RH1 5SA

3 beds 1 baths 1,604 sq ft Listed 21 Jun 2021 (-1818d)

£640,000

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# 3 bedroom semi-detached house for sale (RH1 5SA)

## Property Details

| Key | Value |
|-----|-------|
| Address | 22 MORRIS ROAD, REDHILL, SOUTH NUTFIELD, SURREY RH1 5SA |
| Price | £640,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 149 m² |
| Last sold | £462,500 Oct 2014 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 28/04/2024 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £1,025/year
- **Est. upgrade cost to C:** £21,570

### Recommendations
- Q (£4,000  -  £14,000)
- W (£800  -  £1,200)
- E (£70)
- U (£9,000  -  £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8354-7724-2670-7251-2926)

## Description

White and sons are delighted to bring to the market this beautifully presented semi-detached family home in a sought-after location in the village of South Nutfield. Arranged over three floors, the property offers well-proportioned accommodation and ticks all the boxes for a modern family. The entrance hallway leads to the fabulous open-plan living area with the lounge overlooking the front aspect featuring a beautiful bay window with shutters and a good size dining room. This leads through to the modern kitchen and breakfast room with breakfast bar, fitted appliances and door leading out to the garden.  A utility room and WC can be found just off the kitchen which also has a door leading to the rear garden. On the first floor are two double bedrooms and a large family bathroom with bath, separate shower and airing cupboard housing a new combi-boiler.  On the second floor the loft has been converted to provide a large bedroom with fabulous double aspect views. This wonderful space features plenty of eaves storage. Externally the property benefits from a gravel drive providing off street parking and a side gate leading to a lovely garden with patio area, large area of lawn, two sheds and a pretty decked seating area. A wonderful benefit to this property is the garden office/summer house at the bottom of the garden with power, heating and Wi-Fi.

## Property Photos

- ![Picture No. 19](/listings/photos/109237175/229248) - Picture No. 19
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- ![Picture No. 11](/listings/photos/109237175/229264) - Picture No. 11
- ![Picture No. 01](/listings/photos/109237175/229266) - Picture No. 01
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- ![Picture No. 20](/listings/photos/109237175/229282) - Picture No. 20

## Floorplans

- ![Floorplan](/listings/photos/109237175/229284) - Floorplan

## FENSA Certificates

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

### FENSA Certificate #4658611
- **Address:** 22 Morris Road, South Nutfield, RH1 5SA
- **Certificate Issued:** 24/04/2007
- **Work Completed:** 28/03/2007
- **Items:** 2 window(s), 2 door(s)

### FENSA Certificate #3201436
- **Address:** 22 Morris Road, South Nutfield, RH1 5SA
- **Certificate Issued:** 25/10/2005
- **Work Completed:** 13/10/2005
- **Items:** 10 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 22 MORRIS ROAD, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5SA | £462,500 | 24/10/2014 | Semi-detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 6 BOWER HILL CLOSE, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5NQ | £400,000 | 21/02/2025 | Semi-detached |
| [Same street] PRIMROSE GARDENS, 34A 2 MORRIS ROAD, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5SA | £668,000 | 26/06/2024 | Terraced |
| 12 BOWER HILL CLOSE, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5NQ | £635,000 | 19/12/2023 | Semi-detached |
| NETHERLEIGH THE AVENUE, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5RY | £1,175,000 | 17/08/2023 | Semi-detached |
| [Same street] PRIMROSE GARDENS, 34A 4 MORRIS ROAD, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5SA | £700,000 | 28/07/2023 | Semi-detached |
| 40 KINGS MEAD, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5NN | £530,000 | 17/02/2023 | Semi-detached |
| [Same street] 24 MORRIS ROAD, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5SA | £740,000 | 20/05/2022 | Semi-detached |
| [Same street] 8A MORRIS ROAD, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5SA | £586,000 | 23/03/2022 | Detached |
| 13 BOWER HILL CLOSE, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5NQ | £190,000 | 28/02/2022 | Semi-detached |
| 56 TRINDLES ROAD, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 4JN | £400,500 | 06/01/2022 | Semi-detached |
| 8 BOWER HILL CLOSE, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5NQ | £558,500 | 26/11/2021 | Semi-detached |
| [Same street] 6 MORRIS ROAD, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5SA | £650,000 | 05/11/2021 | Detached |
| [Same street] 38 MORRIS ROAD, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5SA | £665,000 | 23/09/2021 | Semi-detached |
| NORFOLK COTTAGES 4 KINGS CROSS LANE, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5NG | £582,500 | 17/09/2021 | Semi-detached |
| NORFOLK COTTAGES 5 KINGS CROSS LANE, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5NG | £555,000 | 26/08/2021 | Semi-detached |
| 12 BOWER HILL CLOSE, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5NQ | £612,500 | 16/07/2021 | Semi-detached |
| 150 MID STREET, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5RP | £1,425,000 | 28/06/2021 | Semi-detached |
| 46 TRINDLES ROAD, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 4JN | £520,000 | 25/06/2021 | Semi-detached |

**Street average:** £668,167 (6 sales)
**Area average:** £632,000 (12 sales)

## Price vs local average

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

- **Local average:** £528,317 (43 Semi-detached, RH1, 2024–2026)
- **Deviation:** +21.1%

## Rental Range

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

- **Low:** £1,447/mo
- **Realistic:** £1,608/mo
- **Optimistic:** £1,769/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,690/mo

## 1% Rule

- **Rent ratio:** 0.25% (weak for cashflow)
- **Max investor price (0.8%):** £201,000
- **Target investor price (1%):** £160,800

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £4,295/m²

## Capital growth trend

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

- **5y growth:** 8.2%
- **10y growth:** 34.5%

## House Price Index (HM Land Registry)

*Official index for Tandridge; Semi-detached series; as of March 2026.*

- **1y growth (index):** 1.1%
- **5y growth (index):** 8.4%
- **10y growth (index):** 24.9%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

149 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£462,500 Oct 2014

Price per m²

£4,295/m²

Local average

£528,317 (+21.1%)

Deprivation

Decile 8 (26,296 of 33,755)

Street crime

10 incidents within 1 mile (Apr 2026)

Key features

Well Presented Semi Detached Home
Arranged Over 3 Floors
Large Open Plan Lounge/Diner
Modern Kitchen/Breakfast Room
Utility Room & WC
3 Double Bedrooms
Large Family Bathroom
Eaves Storage
Off Street Parking
Good Sized Garden

Additional details

Parking: Yes
Garden: Yes

Description

White and sons are delighted to bring to the market this beautifully presented semi-detached family home in a sought-after location in the village of South Nutfield. Arranged over three floors, the property offers well-proportioned accommodation and ticks all the boxes for a modern family. The entrance hallway leads to the fabulous open-plan living area with the lounge overlooking the front aspect featuring a beautiful bay window with shutters and a good size dining room. This leads through to the modern kitchen and breakfast room with breakfast bar, fitted appliances and door leading out to the garden. A utility room and WC can be found just off the kitchen which also has a door leading to the rear garden. On the first floor are two double bedrooms and a large family bathroom with bath, separate shower and airing cupboard housing a new combi-boiler. On the second floor the loft has been converted to provide a large bedroom with fabulous double aspect views. This wonderful space features plenty of eaves storage. Externally the property benefits from a gravel drive providing off street parking and a side gate leading to a lovely garden with patio area, large area of lawn, two sheds and a pretty decked seating area. A wonderful benefit to this property is the garden office/summer house at the bottom of the garden with power, heating and Wi-Fi.

Listed by

Reigate

White & Sons

Reference: 109237175

EPC Rating & Upgrade Cost

This certificate expired on 28/04/2024. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: C

Inspection date: 29/04/2014

Expiry date: 28/04/2024 (expired)

Current heating cost: £1,025/year

Potential heating cost: £858/year

Est. upgrade cost to C: £21,570

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (£800 - £1,200)
Low energy lighting for all fixed outlets (£70)
Solar photovoltaic panels, 2.5 kWp (£9,000 - £14,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #4658611

Property Details

Street: 22 Morris Road

Town: South Nutfield

Postcode: RH1 5SA

Installation Details

Items: 2 windows and 2 doors

Certificate Issued: 24/04/2007

Work Completed: 28/03/2007

This certificate data was retrieved from FENSA's database

FENSA Certificate #3201436

Property Details

Street: 22 Morris Road

Town: South Nutfield

Postcode: RH1 5SA

Installation Details

Items: 10 windows

Certificate Issued: 25/10/2005

Work Completed: 13/10/2005

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	24/10/2014 (11 years ago)	£462,500	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
6 BOWER HILL CLOSE, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5NQ	£400,000	21/02/2025	Semi-detached
Same street PRIMROSE GARDENS, 34A 2 MORRIS ROAD, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5SA	£668,000	26/06/2024	Terraced
12 BOWER HILL CLOSE, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5NQ	£635,000	19/12/2023	Semi-detached
NETHERLEIGH THE AVENUE, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5RY	£1,175,000	17/08/2023	Semi-detached
Same street PRIMROSE GARDENS, 34A 4 MORRIS ROAD, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5SA	£700,000	28/07/2023	Semi-detached
40 KINGS MEAD, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5NN	£530,000	17/02/2023	Semi-detached
Same street 24 MORRIS ROAD, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5SA	£740,000	20/05/2022	Semi-detached
Same street 8A MORRIS ROAD, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5SA	£586,000	23/03/2022	Detached
13 BOWER HILL CLOSE, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5NQ	£190,000	28/02/2022	Semi-detached
56 TRINDLES ROAD, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 4JN	£400,500	06/01/2022	Semi-detached
8 BOWER HILL CLOSE, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5NQ	£558,500	26/11/2021	Semi-detached
Same street 6 MORRIS ROAD, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5SA	£650,000	05/11/2021	Detached
Same street 38 MORRIS ROAD, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5SA	£665,000	23/09/2021	Semi-detached
NORFOLK COTTAGES 4 KINGS CROSS LANE, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5NG	£582,500	17/09/2021	Semi-detached
NORFOLK COTTAGES 5 KINGS CROSS LANE, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5NG	£555,000	26/08/2021	Semi-detached
12 BOWER HILL CLOSE, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5NQ	£612,500	16/07/2021	Semi-detached
150 MID STREET, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 5RP	£1,425,000	28/06/2021	Semi-detached
46 TRINDLES ROAD, SOUTH NUTFIELD, REDHILL, TANDRIDGE, SURREY, RH1 4JN	£520,000	25/06/2021	Semi-detached

Street average: £668,167 (6 sales)

Area average: £632,000 (12 sales)

Capital growth trend

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

5y growth 8.2%

10y growth 34.5%

House Price Index (HM Land Registry — official index, not sold-price averages): Tandridge. Series: Semi-detached. As of March 2026.

1y (index) 1.1%

5y (index) 8.4%

10y (index) 24.9%

Rental Range

Estimated market rent for Tandridge. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,447/mo

Realistic £1,608/mo

Optimistic £1,769/mo

Based on Local Authority from postcode lookup → Tandridge.

LHA (30th percentile) floor for Outer North London: £1,690/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View RH1 5SA

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Train station	Nutfield	0.1 miles
Bus stop	Nutfield Railway Station	0.2 miles
Shop	Holborns	0.3 miles
Shop	Priory Farm Shop	0.6 miles
Hospital	East Surrey Hospital	1.3 miles
Train station	Earlswood	1.6 miles
Hospital	Whitepost Health Care Group Head Office & Shrewsbury Court Independent Hospital	2.1 miles
University	St Piers College	7.2 miles
University	University for the Creative Arts, Epsom Campus	9.1 miles

Street-level crime

Category	Count
Anti-social behaviour	4
Shoplifting	2
Criminal damage and arson	1
Public order	1
Vehicle crime	1
Violence and sexual offences	1
Total incidents	10

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Nutfield Church CofE Primary School	Primary	0.3 miles	Good — 17 Nov 2015
Earlswood Junior School	Primary	1.2 miles	Good — 14 Dec 2023
Earlswood Infant and Nursery School	Primary	1.4 miles	Good — 13 Jun 2014
Carrington School	Secondary	1.6 miles	Good — 27 Jun 2023
Salfords Primary School	Primary	1.9 miles	Good — 2 May 2022

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.25%

Max investor price (0.8%) £201,000

Target investor price (1%) £160,800

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).