# 3 bedroom end of terrace house for sale (KT20 5DS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 25 WILLOWBANK GARDENS, TADWORTH, SURREY KT20 5DS |
| Price | £550,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Last sold | £542,500 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 30/11/2035
- **Current heating cost:** £558/year
- **Est. upgrade cost to C:** £14,500

### Recommendations
- N (£4,000 - £7,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3620-0825-0132-9092-0513)

## Description

A very attractive flint fronted three bedroom end of terrace house presented in excellent order throughout and including modern fitted kitchen with appliances, modern bathroom and ensuite shower room and good size conservatory. Rear garden and single garage.

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

## Property Photos

- ![WILLOWBANK GARDENS (15).jpg](/listings/photos/157114613/1009840) - WILLOWBANK GARDENS (15).jpg
- ![WILLOWBANK GARDENS (17).jpg](/listings/photos/157114613/1009841) - WILLOWBANK GARDENS (17).jpg
- ![WILLOWBANK GARDENS (8).jpg](/listings/photos/157114613/1009842) - WILLOWBANK GARDENS (8).jpg
- ![WILLOWBANK GARDENS (7).jpg](/listings/photos/157114613/1009843) - WILLOWBANK GARDENS (7).jpg
- ![WILLOWBANK GARDENS (4).jpg](/listings/photos/157114613/1009844) - WILLOWBANK GARDENS (4).jpg
- ![WILLOWBANK GARDENS (6).jpg](/listings/photos/157114613/1009845) - WILLOWBANK GARDENS (6).jpg
- ![WILLOWBANK GARDENS (9).jpg](/listings/photos/157114613/1009846) - WILLOWBANK GARDENS (9).jpg
- ![WILLOWBANK GARDENS (11).jpg](/listings/photos/157114613/1009847) - WILLOWBANK GARDENS (11).jpg
- ![WILLOWBANK GARDENS (10).jpg](/listings/photos/157114613/1009848) - WILLOWBANK GARDENS (10).jpg
- ![WILLOWBANK GARDENS (12).jpg](/listings/photos/157114613/1009849) - WILLOWBANK GARDENS (12).jpg
- ![WILLOWBANK GARDENS (13).jpg](/listings/photos/157114613/1009850) - WILLOWBANK GARDENS (13).jpg
- ![WILLOWBANK GARDENS (14).jpg](/listings/photos/157114613/1009851) - WILLOWBANK GARDENS (14).jpg
- ![WILLOWBANK GARDENS (16).jpg](/listings/photos/157114613/1009852) - WILLOWBANK GARDENS (16).jpg
- ![WILLOWBANK GARDENS (5).jpg](/listings/photos/157114613/1009853) - WILLOWBANK GARDENS (5).jpg
- ![WILLOWBANK GARDENS (1).jpg](/listings/photos/157114613/1009854) - WILLOWBANK GARDENS (1).jpg
- ![WILLOWBANK GARDENS (2).jpg](/listings/photos/157114613/1009855) - WILLOWBANK GARDENS (2).jpg
- ![WILLOWBANK GARDENS (3).jpg](/listings/photos/157114613/1009856) - WILLOWBANK GARDENS (3).jpg

## Floorplans

- ![Willowbank Gardens](/listings/photos/157114613/1009857) - Willowbank Gardens

## EPC Graphs

- ![EE Rating](/listings/photos/157114613/1009858) - EE Rating

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #9859039
- **Address:** 25 Willowbank Gardens, TADWORTH, KT20 5DS
- **Certificate Issued:** 04/01/2016
- **Work Completed:** 30/09/2013
- **Items:** 3 window(s)

### FENSA Certificate #15128332
- **Address:** 25 Willowbank Gardens, TADWORTH, KT20 5DS
- **Certificate Issued:** 03/04/2022
- **Work Completed:** 19/02/2021
- **Items:** 3 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 25 WILLOWBANK GARDENS, TADWORTH, REIGATE AND BANSTEAD, SURREY, KT20 5DS | £542,500 | 13/03/2026 | Terraced |
| 25 WILLOWBANK GARDENS, TADWORTH, REIGATE AND BANSTEAD, SURREY, KT20 5DS | £435,000 | 25/02/2016 | 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] 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)

## Price vs local average

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

- **Local average:** £442,964 (14 Terraced, KT20, 2024–2026)
- **Deviation:** +24.2%

## Rental Range

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

- **Low:** £1,472/mo
- **Realistic:** £1,636/mo
- **Optimistic:** £1,800/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,496/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 |
|------|------|------|------|------|
| 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)**

## 1% Rule

- **Rent ratio:** 0.34% (weak for cashflow)
- **Max investor price (0.8%):** £232,375
- **Target investor price (1%):** £185,900

*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 £1,859/mo).*

- **Gross yield:** 4.1%
- **Cost-to-rent:** 24.7×
- **Monthly cashflow:** £-518/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.9%

*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:** £6,875/m²

## Capital growth trend

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

- **5y growth:** -7.2%
- **10y growth:** -18.6%

## House Price Index (HM Land Registry)

*Official index for Reigate and Banstead; Terraced series; as of April 2026.*

- **1y growth (index):** 4.1%
- **5y growth (index):** 16%
- **10y growth (index):** 29.7%

## 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)