# 2 bedroom apartment for sale (RH1 1UF)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 40, PICTURE HOUSE, 1, MARKETFIELD WAY, REDHILL, SURREY RH1 1UF |
| Price | £350,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | D |
| Floor area | 73 m² |
| Last sold | £365,000 Oct 2020 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 14/09/2030
- **Current heating cost:** £155/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0163-3895-7015-2990-6041)

## Description

This stylish third-floor apartment offers modern living in an unbeatable town-centre location, just a stone's throw from Redhill high street, the train station and a fantastic selection of brand-new restaurants, including a popular new Turkish spot that's already become a local favourite. With trains reaching London in just over 30 minutes, it's an ideal choice for commuters seeking both convenience and comfort. Beautifully decorated throughout, the property features an inviting open-plan lounge, dining area and fitted kitchen with integrated appliances, creating a bright and contemporary living space. From the living area, sliding doors open onto a private balcony, offering pleasant elevated views from the front of the building. The double bedroom includes mirrored fitted wardrobes and a modern en-suite shower room, while additional storage throughout the apartment adds to its practicality. The block itself is known for its friendly community feel, with residents regularly organising in-house activities and staying connected via a dedicated WhatsApp group. Allocated parking is included and is particularly ideal for this central location, with further on-street parking available nearby.A superb opportunity to secure a modern, well-presented home in one of Redhill's most convenient and vibrant positions.Room sizes:**Entrance Hall****Lounge/Diner/Kitchen**: 25'2 x 10'5 (7.68m x 3.18m)**Balcony****Bedroom 1**: 13'3 x 10'0 (4.04m x 3.05m)**En Suite Shower Room****Bedroom 2**: 18'7 x 8'7 (5.67m x 2.62m)**Bathroom****Allocated Parking** 

The information provided about this property does not constitute or form part of an offer or contract, nor may it be regarded as representations. All interested parties must verify accuracy and your solicitor must verify tenure/lease information, fixtures & fittings and, where the property has been extended/converted, planning/building regulation consents. All dimensions are approximate and quoted for guidance only as are floor plans which are not to scale and their accuracy cannot be confirmed. Reference to appliances and/or services does not imply that they are necessarily in working order or fit for the purpose.

 

If buying to rent, please check if Local Authority licensing schemes apply before proceeding. Legal advice should be taken to verify fixtures/fittings, planning, alterations and/or lease details. Appliances & services are untested, dimensions are approximate and floor plans are not to scale.

 

We are pleased to offer our customers a range of additional services to help them with moving home. None of these services are obligatory and you are free to use service providers of your choice. Current regulations require all estate agents to inform their customers of the fees they earn for recommending third party services. If you choose to use a service provider recommended by Cubitt & West, details of all referral fees can be found at the link below. If you decide to use any of our services, please be assured that this will not increase the fees you pay to our service providers, which remain as quoted directly to you.

## Property Photos

- ![Front Shot](/listings/photos/87676587/240500) - Front Shot
- ![Kitchen Lounge/Diner](/listings/photos/87676587/240501) - Kitchen Lounge/Diner
- ![Kitchen Lounge/Diner](/listings/photos/87676587/240502) - Kitchen Lounge/Diner
- ![Kitchen Lounge/Diner](/listings/photos/87676587/240504) - Kitchen Lounge/Diner
- ![Kitchen Lounge/Diner](/listings/photos/87676587/240505) - Kitchen Lounge/Diner
- ![Kitchen Lounge/Diner](/listings/photos/87676587/240506) - Kitchen Lounge/Diner
- ![Balcony / Terrace](/listings/photos/87676587/240507) - Balcony / Terrace
- ![Hallway](/listings/photos/87676587/240508) - Hallway
- ![Bedroom 1](/listings/photos/87676587/240510) - Bedroom 1
- ![Internal Lifestyle Photograph](/listings/photos/87676587/240511) - Internal Lifestyle Photograph
- ![En-Suite Shower Room](/listings/photos/87676587/240512) - En-Suite Shower Room
- ![Bedroom 2](/listings/photos/87676587/240513) - Bedroom 2
- ![Bathroom](/listings/photos/87676587/240514) - Bathroom

## Floorplans

- ![Third Floor](/listings/photos/87676587/240515) - Third Floor

## EPC Graphs

- ![EPC graph](/listings/photos/87676587/240517) - EPC graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| PICTURE HOUSE, 1 FLAT 40 MARKETFIELD WAY, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1UF | £365,000 | 30/10/2020 | 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 |
|---------|-------|------|------|
| PICTURE HOUSE, 1 FLAT 72 MARKETFIELD WAY, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1UG | £257,000 | 10/10/2025 | Flat |
| MERIDIAN HOUSE FLAT 13 MARKETFIELD ROAD, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1UE | £140,000 | 11/08/2025 | Flat |
| [Same street] PICTURE HOUSE, 1 FLAT 14 MARKETFIELD WAY, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1UF | £337,950 | 20/12/2023 | Flat |
| PICTURE HOUSE, 1 FLAT 68 MARKETFIELD WAY, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1UG | £370,000 | 04/08/2023 | Flat |
| [Same street] PICTURE HOUSE, 1 FLAT 55 MARKETFIELD WAY, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1UF | £364,950 | 19/07/2023 | Flat |
| GALAHAD HOUSE FLAT 1 KNIGHTS PLACE, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 4AZ | £280,000 | 30/06/2023 | Flat |
| PICTURE HOUSE, 1 FLAT 88 MARKETFIELD WAY, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1UG | £195,965 | 24/03/2023 | Flat |
| PICTURE HOUSE, 1 FLAT 101 MARKETFIELD WAY, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1UG | £270,000 | 23/12/2022 | Flat |
| MARYLEBONE HOUSE FLAT 4 MARKETFIELD ROAD, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1RP | £107,000 | 22/12/2022 | Flat |
| PICTURE HOUSE, 1 FLAT 90 MARKETFIELD WAY, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1UG | £195,965 | 22/12/2022 | Flat |
| [Same street] PICTURE HOUSE, 1 FLAT 54 MARKETFIELD WAY, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1UF | £364,950 | 20/12/2022 | Flat |
| QUEENSGATE FLAT 8 HIGH STREET, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1TZ | £238,000 | 14/12/2022 | Flat |
| [Same street] PICTURE HOUSE, 1 FLAT 43 MARKETFIELD WAY, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1UF | £364,950 | 28/11/2022 | Flat |
| PICTURE HOUSE, 1 FLAT 125 MARKETFIELD WAY, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1UG | £279,950 | 28/11/2022 | Flat |
| [Same street] PICTURE HOUSE, 1 FLAT 23 MARKETFIELD WAY, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1UF | £111,750 | 31/10/2022 | Flat |
| [Same street] PICTURE HOUSE, 1 FLAT 1 MARKETFIELD WAY, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1UF | £133,200 | 28/10/2022 | Flat |
| PICTURE HOUSE, 1 FLAT 104 MARKETFIELD WAY, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1UG | £260,000 | 28/10/2022 | Flat |
| PICTURE HOUSE, 1 FLAT 114 MARKETFIELD WAY, REDHILL, SPELTHORNE, SURREY, RH1 1UG | £260,000 | 28/10/2022 | Flat |
| PICTURE HOUSE, 1 FLAT 92 MARKETFIELD WAY, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1UG | £369,950 | 28/10/2022 | Flat |
| PICTURE HOUSE, 1 FLAT 105 MARKETFIELD WAY, REDHILL, SPELTHORNE, SURREY, RH1 1UG | £260,000 | 28/10/2022 | Flat |
| PICTURE HOUSE, 1 FLAT 106 MARKETFIELD WAY, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1UG | £360,000 | 28/10/2022 | Flat |
| PICTURE HOUSE, 1 FLAT 78 MARKETFIELD WAY, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1UG | £374,950 | 19/10/2022 | Flat |
| [Same street] PICTURE HOUSE, 1 FLAT 51 MARKETFIELD WAY, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1UF | £355,000 | 23/09/2022 | Flat |
| PICTURE HOUSE, 1 FLAT 65 MARKETFIELD WAY, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1UG | £355,000 | 23/09/2022 | Flat |
| PICTURE HOUSE, 1 FLAT 109 MARKETFIELD WAY, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1UG | £384,950 | 20/09/2022 | Flat |
| PICTURE HOUSE, 1 FLAT 97 MARKETFIELD WAY, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1UG | £375,000 | 16/09/2022 | Flat |
| PICTURE HOUSE, 1 FLAT 123 MARKETFIELD WAY, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1UG | £273,000 | 23/08/2022 | Flat |
| [Same street] PICTURE HOUSE, 1 FLAT 33 MARKETFIELD WAY, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1UF | £78,750 | 15/07/2022 | Flat |
| [Same street] PICTURE HOUSE, 1 FLAT 33 MARKETFIELD WAY, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1UF | £131,250 | 15/07/2022 | Flat |
| [Same street] PICTURE HOUSE, 1 FLAT 26 MARKETFIELD WAY, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1UF | £130,375 | 01/06/2022 | Flat |
| [Same street] PICTURE HOUSE, 1 FLAT 15 MARKETFIELD WAY, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1UF | £111,750 | 18/05/2022 | Flat |
| [Same street] PICTURE HOUSE, 1 FLAT 29 MARKETFIELD WAY, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1UF | £112,500 | 11/02/2022 | Flat |
| [Same street] PICTURE HOUSE, 1 FLAT 28 MARKETFIELD WAY, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1UF | £111,750 | 04/02/2022 | Flat |
| [Same street] PICTURE HOUSE, 1 FLAT 22 MARKETFIELD WAY, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1UF | £101,250 | 28/01/2022 | Flat |
| [Same street] PICTURE HOUSE, 1 FLAT 32 MARKETFIELD WAY, REDHILL, REIGATE AND BANSTEAD, SURREY, RH1 1UF | £78,750 | 21/01/2022 | Flat |

**Street average:** £192,608 (15 sales)
**Area average:** £280,337 (20 sales)

## Price vs local average

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

- **Local average:** £248,370 (51 Flat, RH1, 2024–2026)
- **Deviation:** +40.9%

## Rental Range

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

- **Low:** £1,469/mo
- **Realistic:** £1,632/mo
- **Optimistic:** £1,795/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,396/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 End Terrace, Redstone Hill, RH1 | £1,650/mo | 2 | 0.07 miles | OpenRent |
| 2 Bed Flat, Gloucester Road, RH1 | £1,800/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Flat, Chilworth Court, RH1 | £1,650/mo | 2 | 0.33 miles | OpenRent |
| 2 Bed Terraced House, Keats Avenue, RH1 | £1,850/mo | 2 | 0.43 miles | OpenRent |

**Average rent: £1,738/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.49% (weak for cashflow)
- **Max investor price (0.8%):** £215,625
- **Target investor price (1%):** £172,500

*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 £1,725/mo).*

- **Gross yield:** 5.9%
- **Cost-to-rent:** 16.9×
- **Monthly cashflow:** £149/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.8%

*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:** £4,795/m²

## Capital growth trend

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

- **5y growth:** -2.2%
- **10y growth:** -2.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -3%
- **5y growth (index):** 2%
- **10y growth (index):** 9.5%

## 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)