# 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
- ![1007146 (5).jpg](/listings/photos/137292962/1494161) - 1007146 (5).jpg
- ![1007146 (2).jpg](/listings/photos/137292962/1494162) - 1007146 (2).jpg
- ![1007146 (6).jpg](/listings/photos/137292962/1494163) - 1007146 (6).jpg
- ![1007146 (7).jpg](/listings/photos/137292962/1494164) - 1007146 (7).jpg
- ![1007146 (17).jpg](/listings/photos/137292962/1494165) - 1007146 (17).jpg
- ![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
- ![1007146 (16).jpg](/listings/photos/137292962/1494171) - 1007146 (16).jpg
- ![1007146 (19).jpg](/listings/photos/137292962/1494172) - 1007146 (19).jpg
- ![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)