Sold STC Retirement Property

FLAT 10

SADDLERS COURT, SOUTH STREET, EPSOM, SURREY KT18 7PS

1 beds 1 baths 624 sq ft Listed 27 Jun 2024 (-766d)

£195,000

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# 1 bedroom retirement property for sale (KT18 7PS)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 10, SADDLERS COURT, SOUTH STREET, EPSOM, SURREY KT18 7PS |
| Price | £195,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | D |
| Construction age | England and Wales: 1996-2002 |
| Floor area | 58 m² |
| Last sold | £180,000 Feb 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 03/12/2034
- **Current heating cost:** £520/year
- **Est. upgrade cost to C:** £6,678

### Recommendations
- W2 (£4,000 - £6,000)
- C (£15 - £30)
- L2 (£800 - £1,200)
- Y (£585 - £725)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0490-1749-0722-0401-3243)

## Description

A ONE BEDROOM APARTMENT LOCATED ON THE GROUND FLOOR OF THIS RETIREMENT DEVELOPMENT WITH ACCESS TO GARDENSSaddlers Court was constructed by McCarthy & Stone (Developments) Ltd and comprises 42 properties arranged over 4 floors served by a lift. The Development Manager can be contacted from various points within each property in the case of an emergency. For periods when the Development Manager is off duty there is a 24 hour emergency Appello call system. Each property comprises an entrance hall, lounge, kitchen, one or two bedrooms and bathroom. It is a condition of purchase that single residents be over the age of 60 years, or in the event of a couple, one must be over the age of 60 years and the other over 55 years.

Please speak to our Property Consultant if you require information regarding Event Fees that may apply to this property.

## Property Photos

- ![View from Lounge](/listings/photos/86907240/407624) - View from Lounge
- ![Lounge](/listings/photos/86907240/407625) - Lounge
- ![Kitchen](/listings/photos/86907240/407626) - Kitchen
- ![Lounge](/listings/photos/86907240/407627) - Lounge
- ![Dining Area](/listings/photos/86907240/407628) - Dining Area
- ![Bedroom](/listings/photos/86907240/407629) - Bedroom
- ![Shower Room](/listings/photos/86907240/407630) - Shower Room
- ![Lounge](/listings/photos/86907240/407631) - Lounge
- ![PHOTOS SHOW GENERAL VIEW OF RETIREMEN...](/listings/photos/86907240/407632) - PHOTOS SHOW GENERAL VIEW OF RETIREMEN...
- ![PHOTOS SHOW GENERAL VIEW OF RETIREMEN...](/listings/photos/86907240/407633) - PHOTOS SHOW GENERAL VIEW OF RETIREMEN...

## Floorplans

- ![Floorplan 1](/listings/photos/86907240/407634) - Floorplan 1

## EPC Graphs

- ![Energy Performance Certificate](/listings/photos/86907240/407635) - Energy Performance Certificate

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| SADDLERS COURT FLAT 10 SOUTH STREET, EPSOM, EPSOM AND EWELL, SURREY, KT18 7PS | £180,000 | 25/02/2025 | 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 |
|---------|-------|------|------|
| 22A SOUTH STREET, EPSOM, EPSOM AND EWELL, SURREY, KT18 7PF | £352,000 | 18/06/2025 | Other |
| THEATRE COURT 2 SOUTH STREET, EPSOM, EPSOM AND EWELL, SURREY, KT18 7PX | £450,000 | 21/12/2022 | Other |
| EPSOM GATEWAY, 2 ASHLEY AVENUE, EPSOM, EPSOM AND EWELL, SURREY, KT18 5AL | £15,500,000 | 21/12/2022 | Other |
| RUTLAND HOUSE, 57 - 59 31 SOUTH STREET, EPSOM, EPSOM AND EWELL, SURREY, KT18 7EZ | £253,000 | 30/11/2022 | Other |

**Area average:** £4,138,750 (4 sales)

## Price vs local average

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

- **Local average:** £191,000 (2 Other, KT18, 2024–2026)
- **Deviation:** +2.1%

## Rental Range

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

- **Low:** £1,522/mo
- **Realistic:** £1,691/mo
- **Optimistic:** £1,860/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £947/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 |
|------|------|------|------|------|
| 1 Bed Flat, Adair House, KT19 | £1,325/mo | 1 | 0.37 miles | OpenRent |

**Average rent: £1,325/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.68% (weak for cashflow)
- **Max investor price (0.8%):** £165,625
- **Target investor price (1%):** £132,500

*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 £1,325/mo).*

- **Gross yield:** 8.2%
- **Cost-to-rent:** 12.3×
- **Monthly cashflow:** £400/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 8.5%

*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:** £3,362/m²

## House Price Index (HM Land Registry)

*Official index for Epsom and Ewell; All dwelling types series; as of April 2026.*

- **1y growth (index):** 2.9%
- **5y growth (index):** 12.7%
- **10y growth (index):** 25.1%

## 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)

View from Lounge Lounge Kitchen Lounge Dining Area Bedroom Shower Room Lounge PHOTOS SHOW GENERAL VIEW OF RETIREMEN... PHOTOS SHOW GENERAL VIEW OF RETIREMEN...

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Property details

Tenure

LEASEHOLD

Floor area

58 m²

Council tax band

EPC rating

Year built

England and Wales: 1996-2002

Last sold

£180,000 Feb 2025

Price per m²

£3,362/m²

Local average

£191,000 (+2.1%)

Street crime

254 incidents within 1 mile (May 2026)

Key features

Residents' lounge
Communal Laundry
24 hour emergency Appello call system
Lift to all floors
Minimum Age 60
Guest Suite
Development Manager
Lease :125 years from 1998
Service Charge £3503.46 Ground Rent £615.46

Additional details

Garden: Yes

Description

Listed by

London & Southeast England

Campions - Retirement Homesearch

Reference: 86907240

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 04/12/2024

Expiry date: 03/12/2034

Current heating cost: £520/year

Potential heating cost: £396/year

Est. upgrade cost to C: £6,678

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Add additional 80 mm jacket to hot water cylinder (£15 - £30)
High heat retention storage heaters (£800 - £1,200)
Heat recovery system for mixer showers (£585 - £725)

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

Event	Date	Price	% change
Sold	25/02/2025 (1 year ago)	£180,000	—

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
22A SOUTH STREET, EPSOM, EPSOM AND EWELL, SURREY, KT18 7PF	£352,000	18/06/2025	Other
THEATRE COURT 2 SOUTH STREET, EPSOM, EPSOM AND EWELL, SURREY, KT18 7PX	£450,000	21/12/2022	Other
EPSOM GATEWAY, 2 ASHLEY AVENUE, EPSOM, EPSOM AND EWELL, SURREY, KT18 5AL	£15,500,000	21/12/2022	Other
RUTLAND HOUSE, 57 - 59 31 SOUTH STREET, EPSOM, EPSOM AND EWELL, SURREY, KT18 7EZ	£253,000	30/11/2022	Other

Area average: £4,138,750 (4 sales)

Capital growth trend

House Price Index (HM Land Registry — official index, not sold-price averages): Epsom and Ewell. Series: All dwelling types. As of April 2026.

1y (index) 2.9%

5y (index) 12.7%

10y (index) 25.1%

Rental Range

Estimated market rent for Epsom and Ewell. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,522/mo

Realistic £1,691/mo

Optimistic £1,860/mo

Based on Local Authority from postcode lookup → Epsom and Ewell.

LHA (30th percentile) floor for Outer South London: £947/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View KT18 7PS

Address

South Street

Nearby

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

Type	Name	Distance
Shop	Unknown	0.1 miles
Shop	Cafe Viriato	0.1 miles
Bus stop	West Street	0.2 miles
Bus stop	Rosebank	0.2 miles
Train station	Epsom	0.3 miles
Hospital	SpaMedica Epsom	0.5 miles
Train station	Epsom Downs	1.5 miles
Hospital	Leatherhead Clinic	3.2 miles
University	Horton Halls Reception	8.3 miles
University	BIMM Institute London	10.8 miles

Street-level crime

Category	Count
Violence and sexual offences	81
Anti-social behaviour	45
Shoplifting	38
Public order	22
Criminal damage and arson	17
Vehicle crime	12
Drugs	11
Other theft	11
Burglary	5
Other crime	4
Bicycle theft	3
Robbery	3
Possession of weapons	1
Theft from the person	1
Total incidents	254

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
St Joseph's Catholic Primary School	Primary	0.2 miles	Outstanding — 15 Jan 2018
St Martins Church of England Infant School	Primary	0.4 miles	Outstanding — 3 Jul 2015
Rosebery School	Secondary	0.4 miles	Outstanding — 20 Jun 2017
St Martins Church of England Junior School	Primary	0.4 miles	Good — 1 Feb 2013
Kingswood House School	Other	0.4 miles	— (No rating)

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
1 Bed Flat, Adair House, KT19	£1,325/mo	1	0.37 miles	OpenRent

Average rent: £1,325/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.68%

Max investor price (0.8%) £165,625

Target investor price (1%) £132,500

Gross yield 8.2%

Cost-to-rent ratio 12.3×

Monthly cashflow £400/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 8.5%

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).