# 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- **Expiry date:** 27/11/2024 — **EXPIRED** (no longer valid for marketing or letting)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, Ewell Road, KT6 | £2,200/mo | 2 | 0.71 miles | OpenRent |

**Average rent: £2,200/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.44% (weak for cashflow)
- **Max investor price (0.8%):** £275,000
- **Target investor price (1%):** £220,000

*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 £2,200/mo).*

- **Gross yield:** 5.3%
- **Cost-to-rent:** 18.9×
- **Monthly cashflow:** £-14/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.1%

*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:** -9%
- **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)