Sold Flat

FLAT D

GUILDFORD HOUSE, 41, ALPHA ROAD, SURBITON, GREATER LONDON KT5 8BF

2 beds 1 baths 1,313 sq ft Listed 16 Oct 2023 (-1009d)

£500,000

Guide Price

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# 2 bedroom apartment for sale (KT5 8BF)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT D, GUILDFORD HOUSE, 41, ALPHA ROAD, SURBITON, GREATER LONDON KT5 8BF |
| Price | £500,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | D |
| Floor area | 122 m² |
| Last sold | £480,000 May 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** D
- **Expiry date:** 27/11/2024 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £639/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9833-3808-7194-9424-1811)

## Description

Guide Price £500,000 - £525,000

Laurels are delighted to present to the market this stunning two bedroom, split level apartment. Located in the highly sought after area of Surbiton, this property is only a short walk from numerous transport links, local amenities and plethora of shops and cafes. Early viewings are highly advised!

The internal accommodation compromises a spacious, open-plan, living and dining area. Boasting a designated office space and ample storage, this really is the heart of the home and the perfect entertaining spot! The kitchen features numerous integrated appliances along with a communal seating area for guests.

The upper floor offers two, bright and expansive double bedrooms. As well as a modern family bathroom, featuring a three piece suite.Further benefits include a private designated parking space and communal roof terrace. The EPC is rated D and the Local Authority is Kingston Upon Thames.

Viewings seven days a week!

## Property Photos

- ![Photo 7](/listings/photos/140908391/1315576) - Photo 7
- ![Photo 6](/listings/photos/140908391/1315577) - Photo 6
- ![Photo 5](/listings/photos/140908391/1315578) - Photo 5
- ![Photo 8](/listings/photos/140908391/1315579) - Photo 8
- ![Photo 10](/listings/photos/140908391/1315580) - Photo 10
- ![Photo 3](/listings/photos/140908391/1315581) - Photo 3
- ![Photo 1](/listings/photos/140908391/1315582) - Photo 1
- ![Photo 2](/listings/photos/140908391/1315583) - Photo 2
- ![Photo 11](/listings/photos/140908391/1315584) - Photo 11
- ![Photo 12](/listings/photos/140908391/1315585) - Photo 12

## Floorplans

- ![Floorplan 1](/listings/photos/140908391/1315586) - Floorplan 1

## EPC Graphs

- ![Energy Performance Certificate](/listings/photos/140908391/1315587) - Energy Performance Certificate

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| GUILDFORD HOUSE, 41 FLAT D ALPHA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8BF | £480,000 | 31/05/2024 | Flat |
| GUILDFORD HOUSE, 41 FLAT D ALPHA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8BF | £465,000 | 20/01/2017 | Flat |
| GUILDFORD HOUSE, 41 FLAT D ALPHA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8BF | £390,000 | 20/02/2015 | 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 |
|---------|-------|------|------|
| MERROW, 5 2 HOBILL WALK, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8SL | £350,000 | 15/01/2026 | Flat |
| 119 FLAT 9 EWELL ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 6AL | £300,000 | 09/01/2026 | Flat |
| 22 LYSANDER GARDENS, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 6AT | £288,000 | 28/11/2025 | Flat |
| PHOENIX COURT, 126 - 130 FLAT 1 EWELL ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 6HA | £470,000 | 12/04/2024 | Flat |
| 154B EWELL ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 6HE | £250,000 | 25/08/2023 | Flat |
| FRENSHAM, 7 7 HOBILL WALK, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8SJ | £270,000 | 10/08/2023 | Flat |
| 116A FLAT 1 EWELL ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 6HA | £225,000 | 17/07/2023 | Flat |
| 140B FLAT 3 EWELL ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 6HE | £350,000 | 14/07/2023 | Flat |
| FLAT 3, 145 - 155 EWELL ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 6AW | £395,000 | 16/06/2023 | Flat |
| CONSERO COURT, 51 FLAT 3 BRITANNIA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8TT | £425,000 | 01/06/2023 | Flat |
| 71 FLAT 4 EWELL ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 6AH | £315,000 | 12/12/2022 | Flat |
| 19 LYSANDER GARDENS, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 6AT | £310,000 | 06/12/2022 | Flat |
| 15 FLAT 4 SOUTH PLACE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8RX | £450,000 | 23/11/2022 | Flat |
| 93 FLAT 5 EWELL ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 6AH | £305,000 | 04/11/2022 | Flat |
| 152A EWELL ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 6HE | £285,000 | 04/11/2022 | Flat |
| RICHLEIGH COURT, 101 FLAT 3 EWELL ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 6AH | £299,950 | 01/11/2022 | Flat |
| [Same street] GUILDFORD HOUSE, 41 FLAT 2 ALPHA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8BF | £401,250 | 25/10/2022 | Flat |
| 151 FLAT 10 EWELL ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 6AW | £368,000 | 21/10/2022 | Flat |
| 8 FLAT 4 THE RETREAT, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8RR | £425,000 | 31/08/2022 | Flat |
| HOLMWOOD HOUSE FLAT 8 ALPHA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8TB | £400,000 | 19/08/2022 | Flat |
| [Same street] GUILDFORD HOUSE, 41 FLAT 9 ALPHA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8BF | £371,500 | 27/05/2022 | Flat |
| 119 FLAT 5 EWELL ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 6AL | £365,000 | 25/05/2022 | Flat |
| [Same street] GUILDFORD HOUSE, 41 FLAT B ALPHA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8BF | £525,000 | 03/05/2022 | Flat |
| [Same street] GUILDFORD HOUSE, 41 FLAT 6 ALPHA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8BF | £395,000 | 29/11/2021 | Flat |
| [Same street] GUILDFORD HOUSE, 41 FLAT C ALPHA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8BF | £340,000 | 09/08/2021 | Flat |

**Street average:** £406,550 (5 sales)
**Area average:** £342,298 (20 sales)

## Price vs local average

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

- **Local average:** £344,334 (18 Flat, KT5, 2024–2026)
- **Deviation:** +45.2%

## Rental Range

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

- **Low:** £1,623/mo
- **Realistic:** £1,803/mo
- **Optimistic:** £1,983/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

## 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 Flat, Viceroy Lodge, KT6 | £1,950/mo | 2 | 0.52 miles | OpenRent |
| 2 Bed Flat, Lovelace Gardens, KT6 | £2,095/mo | 2 | 0.55 miles | OpenRent |
| 2 Bed Flat, Lovelace Gardens, KT6 | £1,800/mo | 2 | 0.65 miles | OpenRent |
| 2 Bed Flat, Ewell Road, KT6 | £2,200/mo | 2 | 0.71 miles | OpenRent |

**Average rent: £2,011/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.4% (weak for cashflow)
- **Max investor price (0.8%):** £252,875
- **Target investor price (1%):** £202,300

*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 £2,023/mo).*

- **Gross yield:** 4.9%
- **Cost-to-rent:** 20.6×
- **Monthly cashflow:** £-173/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.4%

*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:** £4,098/m²

## Capital growth trend

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

- **5y growth:** -12.4%
- **10y growth:** -7.9%

## House Price Index (HM Land Registry)

*Official index for Kingston upon Thames; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -5.4%
- **5y growth (index):** -0.6%
- **10y growth (index):** 2.3%

## 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)

Photo 7 Photo 6 Photo 5 Photo 8 Photo 10 Photo 3 Photo 1 Photo 2 Photo 11 Photo 12

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Property details

Tenure

LEASEHOLD

Floor area

122 m²

Council tax band

EPC rating

Last sold

£480,000 May 2024

Price per m²

£4,098/m²

Local average

£344,334 (+45.2%)

Deprivation

Decile 3 (7,198 of 33,755)

Street crime

290 incidents within 1 mile (May 2026)

Key features

Ample Storage.
Private Parking Space.
Walking Distance To Surbiton Station.
Open-Plan Living.
Private Roof Terrace.
Plethora Of Local Amenities.
Split Level Apartment.
Outstanding Schools And Nurseries In The Area.

Additional details

Parking: Yes

Description

Guide Price £500,000 - £525,000

Laurels are delighted to present to the market this stunning two bedroom, split level apartment. Located in the highly sought after area of Surbiton, this property is only a short walk from numerous transport links, local amenities and plethora of shops and cafes. Early viewings are highly advised!

The internal accommodation compromises a spacious, open-plan, living and dining area. Boasting a designated office space and ample storage, this really is the heart of the home and the perfect entertaining spot! The kitchen features numerous integrated appliances along with a communal seating area for guests.

The upper floor offers two, bright and expansive double bedrooms. As well as a modern family bathroom, featuring a three piece suite.Further benefits include a private designated parking space and communal roof terrace. The EPC is rated D and the Local Authority is Kingston Upon Thames.

Viewings seven days a week!

Listed by

South West London and Surrey

Laurels Estate Agents Limited

Reference: 140908391

EPC Rating & Upgrade Cost

This certificate expired on 27/11/2024. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: D

Inspection date: 28/11/2014

Expiry date: 27/11/2024 (expired)

Current heating cost: £639/year

Potential heating cost: £639/year

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

Energy Performance Certificate

Price history

23% since 2015

Event	Date	Price	% change
Sold	31/05/2024 (2 years ago)	£480,000	+3.2%
Sold	20/01/2017 (9 years ago)	£465,000	+19.2%
Sold	20/02/2015 (11 years ago)	£390,000	—

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
MERROW, 5 2 HOBILL WALK, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8SL	£350,000	15/01/2026	Flat
119 FLAT 9 EWELL ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 6AL	£300,000	09/01/2026	Flat
22 LYSANDER GARDENS, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 6AT	£288,000	28/11/2025	Flat
PHOENIX COURT, 126 - 130 FLAT 1 EWELL ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 6HA	£470,000	12/04/2024	Flat
154B EWELL ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 6HE	£250,000	25/08/2023	Flat
FRENSHAM, 7 7 HOBILL WALK, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8SJ	£270,000	10/08/2023	Flat
116A FLAT 1 EWELL ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 6HA	£225,000	17/07/2023	Flat
140B FLAT 3 EWELL ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 6HE	£350,000	14/07/2023	Flat
FLAT 3, 145 - 155 EWELL ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 6AW	£395,000	16/06/2023	Flat
CONSERO COURT, 51 FLAT 3 BRITANNIA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8TT	£425,000	01/06/2023	Flat
71 FLAT 4 EWELL ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 6AH	£315,000	12/12/2022	Flat
19 LYSANDER GARDENS, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 6AT	£310,000	06/12/2022	Flat
15 FLAT 4 SOUTH PLACE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8RX	£450,000	23/11/2022	Flat
93 FLAT 5 EWELL ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 6AH	£305,000	04/11/2022	Flat
152A EWELL ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 6HE	£285,000	04/11/2022	Flat
RICHLEIGH COURT, 101 FLAT 3 EWELL ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 6AH	£299,950	01/11/2022	Flat
Same street GUILDFORD HOUSE, 41 FLAT 2 ALPHA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8BF	£401,250	25/10/2022	Flat
151 FLAT 10 EWELL ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 6AW	£368,000	21/10/2022	Flat
8 FLAT 4 THE RETREAT, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8RR	£425,000	31/08/2022	Flat
HOLMWOOD HOUSE FLAT 8 ALPHA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8TB	£400,000	19/08/2022	Flat
Same street GUILDFORD HOUSE, 41 FLAT 9 ALPHA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8BF	£371,500	27/05/2022	Flat
119 FLAT 5 EWELL ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 6AL	£365,000	25/05/2022	Flat
Same street GUILDFORD HOUSE, 41 FLAT B ALPHA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8BF	£525,000	03/05/2022	Flat
Same street GUILDFORD HOUSE, 41 FLAT 6 ALPHA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8BF	£395,000	29/11/2021	Flat
Same street GUILDFORD HOUSE, 41 FLAT C ALPHA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8BF	£340,000	09/08/2021	Flat

Street average: £406,550 (5 sales)

Area average: £342,298 (20 sales)

Capital growth trend

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

5y growth -12.4%

10y growth -7.9%

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

1y (index) -5.4%

5y (index) -0.6%

10y (index) 2.3%

Rental Range

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

Low £1,623/mo

Realistic £1,803/mo

Optimistic £1,983/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 8BF

Address

South Place

Nearby

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

Type	Name	Distance
Shop	Home & Hardware	0.1 miles
Shop	Printed Clothing Company	0.1 miles
Bus stop	Surbiton Health Centre	0.1 miles
Train station	Surbiton	0.4 miles
Train station	Berrylands	0.9 miles
Hospital	Phlebotomy / Blood Tests	1.9 miles
Hospital	SpaMedica Epsom	4.0 miles
University	University for the Creative Arts, Epsom Campus	4.4 miles
University	Horton Halls Reception	6.0 miles

Street-level crime

Category	Count
Violence and sexual offences	84
Anti-social behaviour	74
Vehicle crime	32
Shoplifting	30
Other theft	19
Public order	14
Burglary	11
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	290

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	0.1 miles	Outstanding — 24 Oct 2012
St Matthew's CofE Primary School	Primary	0.2 miles	Good — 10 Dec 2015
Lime Tree Primary School	Primary	0.2 miles	Good — 3 May 2023
Dysart School	Other	0.2 miles	Outstanding — 23 Feb 2012
Christ Church CofE Primary School	Primary	0.5 miles	Good — 23 Apr 2015

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 Flat, Viceroy Lodge, KT6	£1,950/mo	2	0.52 miles	OpenRent
2 Bed Flat, Lovelace Gardens, KT6	£2,095/mo	2	0.55 miles	OpenRent
2 Bed Flat, Lovelace Gardens, KT6	£1,800/mo	2	0.65 miles	OpenRent
2 Bed Flat, Ewell Road, KT6	£2,200/mo	2	0.71 miles	OpenRent

Average rent: £2,011/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.4%

Max investor price (0.8%) £252,875

Target investor price (1%) £202,300

Gross yield 4.9%

Cost-to-rent ratio 20.6×

Monthly cashflow £-173/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -1.4%

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).