# 2 bedroom terraced house for sale (KT19 9DG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 28 GAINSBOROUGH ROAD, EPSOM, SURREY KT19 9DG |
| Price | £325,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £315,000 Jan 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** B
- **Expiry date:** 27/06/2029
- **Current heating cost:** £790/year

### Recommendations
- A2 (1,500)
- B (1,500)
- Q (14,000)
- W2 (6,000)
- E (35)
- G (450)
- I (3,000)
- N (6,000)
- U (5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0867-2828-6266-9221-8811)

## Description

***NO ONWARD CHAIN*** Upon entering the property, you are welcomed by a spacious entrance hall leading into a bright lounge, which flows seamlessly into a dining area overlooking the garden. The kitchen sits just off the dining space, making the ground floor well-suited to everyday living and entertaining.

Upstairs, there are two well-proportioned double bedrooms offering plenty of room for furnishings, along with a modern family bathroom featuring a skylight. Additional storage is available both on the landing and within the bedrooms.

From the dining area, the pet friendly french doors open onto a private south-westerly rear garden, while ample parking is available nearby for residents and visitors. In total, the accommodation measures approximately 787 sq ft, with the layout designed to provide a practical and versatile living space.

With its combination of generous proportions, convenience, and accessibility, this home makes an excellent choice for a wide variety of buyers or tenants.

Nestled in a quieter part of Epsom, the property is well placed for families with a choice of local schools nearby and is within approximately 0.6 miles of both Epsom and Ewell West rail stations (Zone 6). For those who enjoy the outdoors, the nearby area is spoiled with green spaces including Horton Country Park, Long Grove Park and recreation grounds. Hobbledown Adventure Farm, Horton Golf Club and Chessington World of Adventures are also popular attractions nearby.

Material Information

Local Authority: Epsom & Ewell Borough Council

Utilities at Property: Gas, Water & Electricity

Parking: On street Parking

Rights: No

Restrictive Covenants: No

Live Planning Permission: No

Known Damp/Flooding Issues: No

Known Cladding/Construction Issues: No

## Property Photos

- ![Photo](/listings/photos/168878606/1453382)
- ![Photo](/listings/photos/168878606/1453383)
- ![Photo](/listings/photos/168878606/1453384)
- ![Photo](/listings/photos/168878606/1453385)
- ![Photo](/listings/photos/168878606/1453386)
- ![Photo](/listings/photos/168878606/1453387)
- ![Photo](/listings/photos/168878606/1453388)
- ![Photo](/listings/photos/168878606/1453389)
- ![Photo](/listings/photos/168878606/1453390)

## Floorplans

- ![Floorplan 1](/listings/photos/168878606/1453391) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/168878606/1453392) - EPC 1

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #1328655
- **Address:** 28 Gainsborough Road, EPSOM, KT19 9DG
- **Certificate Issued:** 16/12/2003
- **Work Completed:** 26/11/2003
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 28 GAINSBOROUGH ROAD, EPSOM, EPSOM AND EWELL, SURREY, KT19 9DG | £315,000 | 30/01/2026 | Terraced |
| 28 GAINSBOROUGH ROAD, EPSOM, EPSOM AND EWELL, SURREY, KT19 9DG | £290,000 | 07/11/2019 | Terraced |
| 28 GAINSBOROUGH ROAD, EPSOM, EPSOM AND EWELL, SURREY, KT19 9DG | £174,500 | 06/10/2009 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] 16 GAINSBOROUGH ROAD, EPSOM, EPSOM AND EWELL, SURREY, KT19 9DG | £329,500 | 18/12/2025 | Terraced |
| 15 BAHRAM ROAD, EPSOM, EPSOM AND EWELL, SURREY, KT19 9DN | £480,000 | 22/08/2025 | Terraced |
| 43 PARKVIEW WAY, EPSOM, EPSOM AND EWELL, SURREY, KT19 8FA | £611,000 | 24/11/2023 | Terraced |
| 16 ELEANOR AVENUE, EPSOM, EPSOM AND EWELL, SURREY, KT19 9HD | £457,000 | 25/11/2022 | Terraced |
| 2 TONSTALL ROAD, EPSOM, EPSOM AND EWELL, SURREY, KT19 9DP | £473,500 | 23/11/2022 | Terraced |
| 21 REDWOOD DRIVE, EPSOM, EPSOM AND EWELL, SURREY, KT19 8FL | £800,000 | 08/09/2022 | Terraced |
| 44 ORMONDE AVENUE, EPSOM, EPSOM AND EWELL, SURREY, KT19 9EP | £430,000 | 22/07/2022 | Terraced |
| [Same street] 62 GAINSBOROUGH ROAD, EPSOM, EPSOM AND EWELL, SURREY, KT19 9DG | £378,000 | 15/07/2022 | Terraced |
| [Same street] 41 GAINSBOROUGH ROAD, EPSOM, EPSOM AND EWELL, SURREY, KT19 9DG | £353,000 | 16/03/2022 | Terraced |
| 37 TONSTALL ROAD, EPSOM, EPSOM AND EWELL, SURREY, KT19 9DR | £330,000 | 11/02/2022 | Terraced |
| 13 ORMONDE AVENUE, EPSOM, EPSOM AND EWELL, SURREY, KT19 9EP | £407,500 | 28/01/2022 | Terraced |
| 17 DONOVAN CLOSE, EPSOM, EPSOM AND EWELL, SURREY, KT19 9DF | £420,000 | 20/12/2021 | Terraced |
| 78 PARKVIEW WAY, EPSOM, EPSOM AND EWELL, SURREY, KT19 8FF | £485,000 | 13/12/2021 | Terraced |
| [Same street] 54 GAINSBOROUGH ROAD, EPSOM, EPSOM AND EWELL, SURREY, KT19 9DG | £350,000 | 29/10/2021 | Terraced |
| [Same street] 17 GAINSBOROUGH ROAD, EPSOM, EPSOM AND EWELL, SURREY, KT19 9DG | £300,000 | 30/09/2021 | Terraced |
| CHESTNUT HOUSE 2 ACER CLOSE, EPSOM, EPSOM AND EWELL, SURREY, KT19 8GN | £565,000 | 30/09/2021 | Terraced |
| 16 ORMONDE AVENUE, EPSOM, EPSOM AND EWELL, SURREY, KT19 9EP | £375,000 | 17/09/2021 | Terraced |

**Street average:** £342,100 (5 sales)
**Area average:** £486,167 (12 sales)

## Price vs local average

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

- **Local average:** £481,523 (22 Terraced, KT19, 2024–2026)
- **Deviation:** -32.5%

## Rental Range

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

- **Low:** £1,522/mo
- **Realistic:** £1,691/mo
- **Optimistic:** £1,860/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,197/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 |
|------|------|------|------|------|
| 2 Bed Flat, High St, KT19 | £2,000/mo | 2 | 0.94 miles | OpenRent |

**Average rent: £2,000/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.62% (weak for cashflow)
- **Max investor price (0.8%):** £250,000
- **Target investor price (1%):** £200,000

*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 £2,000/mo).*

- **Gross yield:** 7.4%
- **Cost-to-rent:** 13.5×
- **Monthly cashflow:** £495/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 6.3%

*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:** £4,392/m²

## Capital growth trend

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

- **5y growth:** -5.9%
- **10y growth:** 9%

## House Price Index (HM Land Registry)

*Official index for Epsom and Ewell; Terraced series; as of April 2026.*

- **1y growth (index):** 4%
- **5y growth (index):** 15.7%
- **10y growth (index):** 30.5%

## 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)