Sold Terraced

31 THE RETREAT

SURBITON, GREATER LONDON KT5 8RN

2 beds 1 baths 807 sq ft Listed 13 Jul 2023 (-1116d)

£465,000

Guide Price

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# 2 bedroom terraced house for sale (KT5 8RN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 31 THE RETREAT, SURBITON, GREATER LONDON KT5 8RN |
| Price | £465,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1976-1982 |
| Floor area | 75 m² |
| Last sold | £460,000 Oct 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 21/05/2029
- **Current heating cost:** £377/year
- **Est. upgrade cost to C:** £19,500

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8204-3025-4829-4026-8513)

## Description

A spacious and well maintained two double bedroom terraced house with good living accommodation and a private enclosed garden. Located within a quiet neighbourhood, walking distance of Surbiton mainline station and high street. The many benefits include a large living room and a good sized modern fitted kitchen with integral appliances. The kitchen leads to the dining room which in turn has sliding doors opening onto the garden. On the first floor there is a large master bedroom and a second double second bedroom with fitted wardrobes. The modern bathroom is fully tiled with a white suite and over-bath shower. Gas central heating and double glazing throughout.  The rear garden has a brick-built storage shed with pedestrian access. Council tax band D. An excellent freehold house sold with no onward chain.

## Property Photos

- ![1007146 (18).jpg](/listings/photos/137292962/1494160) - 1007146 (18).jpg
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- ![1007146 (12).jpg](/listings/photos/137292962/1494166) - 1007146 (12).jpg
- ![1007146 (8).jpg](/listings/photos/137292962/1494167) - 1007146 (8).jpg
- ![1007146 (14).jpg](/listings/photos/137292962/1494168) - 1007146 (14).jpg
- ![1007146 (15).jpg](/listings/photos/137292962/1494169) - 1007146 (15).jpg
- ![1007146 (9).jpg](/listings/photos/137292962/1494170) - 1007146 (9).jpg
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- ![1007146 (10).jpg](/listings/photos/137292962/1494173) - 1007146 (10).jpg

## Floorplans

- ![TheRetreat.jpg](/listings/photos/137292962/1494174) - TheRetreat.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/137292962/1494175) - EE Rating
- ![EI Rating](/listings/photos/137292962/1494176) - EI Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 31 THE RETREAT, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8RN | £460,000 | 02/10/2023 | Terraced |
| 31 THE RETREAT, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8RN | £112,000 | 25/08/1999 | 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 |
|---------|-------|------|------|
| 24 BRITANNIA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8RT | £450,000 | 05/01/2026 | Terraced |
| 26 BRITANNIA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8RT | £455,000 | 22/11/2023 | Terraced |
| 64 HOBILL WALK, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8SQ | £475,000 | 14/04/2023 | Terraced |
| 35 BROWNS ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8ST | £671,500 | 05/08/2022 | Terraced |
| 65 SMITH STREET, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8SW | £475,000 | 15/07/2022 | Terraced |
| 58 ALPHA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8RU | £805,000 | 17/06/2022 | Terraced |
| 35 RICHMOND GROVE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8RL | £690,000 | 01/06/2022 | Terraced |
| 54 HOBILL WALK, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8SQ | £420,000 | 31/03/2022 | Terraced |
| 38 RICHMOND GROVE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8RL | £475,000 | 08/12/2021 | Terraced |
| 32 BRITANNIA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8RT | £500,000 | 16/09/2021 | Terraced |
| 12 BRITANNIA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8RT | £525,000 | 10/09/2021 | Terraced |

**Area average:** £540,136 (11 sales)

## Price vs local average

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

- **Local average:** £554,964 (14 Terraced, KT5, 2024–2026)
- **Deviation:** -16.2%

## Rental Range

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

- **Low:** £1,626/mo
- **Realistic:** £1,807/mo
- **Optimistic:** £1,988/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,491/mo

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £225,875
- **Target investor price (1%):** £180,700

*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:** £6,200/m²

## Capital growth trend

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

- **5y growth:** 25.7%
- **10y growth:** 10%

## House Price Index (HM Land Registry)

*Official index for Kingston upon Thames; Terraced series; as of April 2026.*

- **1y growth (index):** -1.7%
- **5y growth (index):** 11.7%
- **10y growth (index):** 19.9%

## 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

75 m²

EPC rating

Year built

England and Wales: 1976-1982

Last sold

£460,000 Oct 2023

Price per m²

£6,200/m²

Local average

£554,964 (-16.2%)

Deprivation

Decile 3 (7,198 of 33,755)

Street crime

292 incidents within 1 mile (May 2026)

Additional details

Garden: Yes

Description

A spacious and well maintained two double bedroom terraced house with good living accommodation and a private enclosed garden. Located within a quiet neighbourhood, walking distance of Surbiton mainline station and high street. The many benefits include a large living room and a good sized modern fitted kitchen with integral appliances. The kitchen leads to the dining room which in turn has sliding doors opening onto the garden. On the first floor there is a large master bedroom and a second double second bedroom with fitted wardrobes. The modern bathroom is fully tiled with a white suite and over-bath shower. Gas central heating and double glazing throughout. The rear garden has a brick-built storage shed with pedestrian access. Council tax band D. An excellent freehold house sold with no onward chain.

Listed by

Surbiton

Matthew James

Reference: 137292962

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 22/05/2019

Expiry date: 21/05/2029

Current heating cost: £377/year

Potential heating cost: £326/year

Est. upgrade cost to C: £19,500

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

TheRetreat.jpg

EPC Graphs

EE Rating

EI Rating

Price history

311% since 1999

Event	Date	Price	% change
Sold	02/10/2023 (2 years ago)	£460,000	+310.7%
Sold	25/08/1999 (26 years ago)	£112,000	—

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
24 BRITANNIA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8RT	£450,000	05/01/2026	Terraced
26 BRITANNIA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8RT	£455,000	22/11/2023	Terraced
64 HOBILL WALK, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8SQ	£475,000	14/04/2023	Terraced
35 BROWNS ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8ST	£671,500	05/08/2022	Terraced
65 SMITH STREET, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8SW	£475,000	15/07/2022	Terraced
58 ALPHA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8RU	£805,000	17/06/2022	Terraced
35 RICHMOND GROVE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8RL	£690,000	01/06/2022	Terraced
54 HOBILL WALK, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8SQ	£420,000	31/03/2022	Terraced
38 RICHMOND GROVE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8RL	£475,000	08/12/2021	Terraced
32 BRITANNIA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8RT	£500,000	16/09/2021	Terraced
12 BRITANNIA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8RT	£525,000	10/09/2021	Terraced

Area average: £540,136 (11 sales)

Capital growth trend

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

5y growth 25.7%

10y growth 10%

House Price Index (HM Land Registry — official index, not sold-price averages): Kingston upon Thames. Series: Terraced. As of April 2026.

1y (index) -1.7%

5y (index) 11.7%

10y (index) 19.9%

Rental Range

Estimated market rent for Kingston upon Thames. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,626/mo

Realistic £1,807/mo

Optimistic £1,988/mo

Based on Local Authority from postcode lookup → Kingston upon Thames.

LHA (30th percentile) floor for Outer South West London: £1,491/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View KT5 8RN

Nearby

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

Type	Name	Distance
Bus stop	Berrylands Road	0.1 miles
Shop	Food Fare	0.1 miles
Shop	Home & Hardware	0.1 miles
Train station	Surbiton	0.4 miles
Train station	Berrylands	0.8 miles
Hospital	Phlebotomy / Blood Tests	1.8 miles
Hospital	SpaMedica Epsom	4.0 miles
University	Horton Halls Reception	6.0 miles
University	Richmond American University London	7.2 miles

Street-level crime

Category	Count
Violence and sexual offences	83
Anti-social behaviour	76
Vehicle crime	33
Shoplifting	30
Other theft	19
Public order	13
Burglary	12
Bicycle theft	6
Drugs	6
Other crime	4
Robbery	4
Theft from the person	3
Possession of weapons	2
Criminal damage and arson	1
Total incidents	292

Within 1 mile during May 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
Surbiton Hill Nursery School	Nursery	0.0 miles	Outstanding — 24 Oct 2012
Lime Tree Primary School	Primary	0.3 miles	Good — 3 May 2023
Dysart School	Other	0.3 miles	Outstanding — 23 Feb 2012
St Matthew's CofE Primary School	Primary	0.3 miles	Good — 10 Dec 2015
Christ Church CofE Primary School	Primary	0.4 miles	Good — 23 Apr 2015

Rental Comparables

Rental listings exist nearby, but none matched the 2-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.39%

Max investor price (0.8%) £225,875

Target investor price (1%) £180,700

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).