25 WILLOWBANK GARDENS
TADWORTH, SURREY KT20 5DS
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Property details
Tenure
FREEHOLD
Floor area
80 m²
EPC rating
C
Last sold
£542,500 Mar 2026
Price per m²
£6,875/m²
Local average
£442,964 (+24.2%)
Deprivation
Decile 9 (28,785 of 33,755)
Street crime
76 incidents within 1 mile (May 2026)
Key features
- Entrance hall with cloakroom
- Modern fitted kitchen
- Good size sitting room
- Spacious adjoining conservatory
- Master bedroom with ensuite
- Two further bedrooms
- Modern family bathroom
- Double glazing and gas central heating
- Garage and driveway
- Landscaped rear garden
Additional details
- Parking
- Yes
- Garden
- Yes
Description
Located in a delightful courtyard setting within a sought after modem development built by Charles Church in 1996.
The well presented accommodation comprises: Entrance hall with storage cupboard and downstairs cloakroom, modern fitted kitchen with integrated appliances, spacious sitting room with further storage and adjoining good size conservatory overlooking the rear garden.
The first floor has Master bedroom with wardrobes and modern ensuite shower room, two further bedrooms and fitted family bathroom.
The property has its own driveway and single garage and further parking for several cars.
To the rear there is an attractive easily maintained landscaped garden.
Ideally located within a few minutes walk of Tadworth village with its excellent local shops, restaurants, cafes and train station with direct link to London Bridge.
There are well regarded schools within the village and acres of open countryside on nearby Epsom Downs And Walton Heath.
The nearby A217 affords easy access to larger town and the M25 at junction 8.
Viewing recommended.
Tenure - Freehold
Council tax band - E
Listed by
Tadworth
The Personal Agent
Reference: 157114613
EPC Rating & Upgrade Cost
Current rating: C
Potential rating: B
Inspection date: 01/12/2025
Expiry date: 30/11/2035
Current heating cost: £558/year
Potential heating cost: £571/year
Est. upgrade cost to C: £14,500
Recommendations
- Solar water heating (£4,000 - £7,000)
- Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)
Flood risk
Zone: 1
Risk: Low
Job (default Low)
Floorplans
Willowbank Gardens
EPC Graphs
EE Rating
FENSA Certificates
This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.
FENSA Certificate #9859039
Property Details
Street: 25 Willowbank Gardens
Town: TADWORTH
Postcode: KT20 5DS
Installation Details
Items: 3 windows
Certificate Issued: 04/01/2016
Work Completed: 30/09/2013
This certificate data was retrieved from FENSA's database
FENSA Certificate #15128332 Recent
Property Details
Street: 25 Willowbank Gardens
Town: TADWORTH
Postcode: KT20 5DS
Installation Details
Items: 3 windows and 1 door
Certificate Issued: 03/04/2022
Work Completed: 19/02/2021
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
25% since 2016
| Event | Date | Price | % change |
|---|---|---|---|
| Sold | 13/03/2026 (4 months ago) | £542,500 | +24.7% |
| Sold | 25/02/2016 (10 years ago) | £435,000 | — |
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 |
|---|---|---|---|
| Same street 1 WILLOWBANK GARDENS, TADWORTH, REIGATE AND BANSTEAD, SURREY, KT20 5DS | £1,015,000 | 12/12/2025 | Detached |
| Same street 11 WILLOWBANK GARDENS, TADWORTH, REIGATE AND BANSTEAD, SURREY, KT20 5DS | £885,000 | 12/09/2023 | Detached |
| Same street 19 WILLOWBANK GARDENS, TADWORTH, REIGATE AND BANSTEAD, SURREY, KT20 5DS | £425,000 | 24/08/2022 | Terraced |
| Same street 9 WILLOWBANK GARDENS, TADWORTH, REIGATE AND BANSTEAD, SURREY, KT20 5DS | £955,000 | 21/04/2022 | Detached |
| Same street 21 WILLOWBANK GARDENS, TADWORTH, REIGATE AND BANSTEAD, SURREY, KT20 5DS | £227,500 | 31/08/2021 | Terraced |
Street average: £701,500 (5 sales)
Capital growth trend
Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).
House Price Index (HM Land Registry — official index, not sold-price averages): Reigate and Banstead. Series: Terraced. As of April 2026.
Rental Range
Estimated market rent for Reigate and Banstead. Low = conservative, Realistic = average, Optimistic = best case.
Based on Local Authority from postcode lookup → Reigate and Banstead.
LHA (30th percentile) floor for Outer South London: £1,496/mo (Apr 2025 – Mar 2026)
Location
Nearby
Nearest stations, universities and amenities (distance from property).
| Type | Name | Distance |
|---|---|---|
| Bus stop | Tadworth Railway Station | 0.1 miles |
| Train station | Tadworth | 0.1 miles |
| Shop | One Stop | 0.1 miles |
| Shop | Chapman & Sons | 0.1 miles |
| Train station | Tattenham Corner | 1.1 miles |
| Hospital | SpaMedica Epsom | 3.2 miles |
| Hospital | Leatherhead Clinic | 3.6 miles |
| University | Horton Halls Reception | 10.3 miles |
| University | Mullard Space Science Laboratory | 11.5 miles |
Street-level crime
| Category | Count |
|---|---|
| Violence and sexual offences | 35 |
| Anti-social behaviour | 13 |
| Criminal damage and arson | 9 |
| Public order | 9 |
| Other theft | 5 |
| Burglary | 2 |
| Other crime | 2 |
| Drugs | 1 |
| Total incidents | 76 |
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 |
|---|---|---|---|
| Chinthurst School | Other | 0.4 miles | — (No rating) |
| Tadworth Primary School | Primary | 0.4 miles | Good — 7 May 2014 |
| The Surrey Teaching Centre | Other | 0.5 miles | Outstanding — 7 Dec 2023 |
| The Children's Trust School | Other | 0.5 miles | Outstanding — 16 Nov 2023 |
| Walton-on-the-Hill Primary School | Primary | 0.7 miles | Good — 11 Nov 2021 |
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 |
|---|---|---|---|---|
| 3 Bed Flat, Oaklands, KT20 | £1,850/mo | 3 | 0.24 miles | OpenRent |
| 3 Bed Flat, Dorking Road, KT20 | £1,868/mo | 3 | 0.53 miles | OpenRent |
Average rent: £1,859/mo (2 listings)
Rent-driven metrics
Based on OpenRent comparables.
- 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).
- Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
- Cashflow — Rent minus 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).