# 2 bedroom flat for sale (KT18 7EF)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 8, MENTMORE HOUSE, 35, DALMENY WAY, EPSOM, SURREY KT18 7EF |
| Price | £350,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1996-2002 |
| Floor area | 62 m² |
| Last sold | £352,000 Dec 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 13/09/2031
- **Current heating cost:** £194/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0051-2894-3010-2399-5165)

## Description

Set within a popular modern development built by award winning developer Crest Nicholson, this well proportioned first floor apartment enjoys a larger than average living room with Juliette balcony and an excellent position within this small cul de sac, just moments from the heart of Epsom Town Centre.

Perfect as an investment or first time buy, or perhaps a bolt-hole for those wanting to downsize but not downgrade, this two double bedroom apartment benefits from spacious accommodation and an abundance of natural light.

This modern apartment offers two double bedrooms, open plan living space, main bathroom and en-suite, allocated parking and bike store as well as communal gardens.

The property benefits from a great aspect and a highly convenient position making immediate viewing a priority to avoid disappointment.

The apartment has a video security entry phone and benefits further from a secure communal entrance. The property comprises a spacious open plan living area with a Juliette balcony with elevated outlook over the development as well as a secondary dual aspect window, open plan fitted kitchen with integrated appliances, impressive master bedroom with built-in wardrobes and ensuite shower room, second double bedroom and the modern white bathroom suite.

Further noteworthy points to mention include further large utility cupboard within the entrance hall, use of the communal gardens to the rear and an allocated parking bay. Immediate viewing is absolutely essential to fully appreciate this particularly well balanced apartment.

Epsom High Street has a variety of shops, the Ashley Centre - a covered shopping mall and Epsom Playhouse which offers a wide range of entertainment, including films and concerts. The Rainbow Leisure Centre & David Lloyd Centre feature pool, gym and other sports facilities. There is also a wide variety of cafés, restaurants and pubs available locally. 

Epsom is a popular commuter town, located to the south west of London and offers a good mix of state and independent schools for all age groups. Also close by is Epsom Downs, the home of The Derby. The M25 (Junction 9) is a short drive away giving access to both Heathrow and Gatwick airports.

Tenure - Leasehold

Length of lease (years remaining) - 112

Annual ground rent amount (£) - 250.00

Annual service charge amount (£) - 1480.00

Council tax band - D

PLEASE NOTE: Whilst we believe the information above to be correct, we are unable to guarantee this information until such time as we have formally verified it with the sellers. Therefore you are advised to clarify any information with your chosen legal representative before proceeding with the purchase of this property.

## Property Photos

- ![(Rightmove) 1.jpg](/listings/photos/147319655/744088) - (Rightmove) 1.jpg
- ![(Rightmove) 11.jpg](/listings/photos/147319655/744089) - (Rightmove) 11.jpg
- ![(Rightmove) 14.jpg](/listings/photos/147319655/744090) - (Rightmove) 14.jpg
- ![(Rightmove) 9.jpg](/listings/photos/147319655/744091) - (Rightmove) 9.jpg
- ![(Rightmove) 12.jpg](/listings/photos/147319655/744092) - (Rightmove) 12.jpg
- ![(Rightmove) 10.jpg](/listings/photos/147319655/744093) - (Rightmove) 10.jpg
- ![(Rightmove) 8.jpg](/listings/photos/147319655/744094) - (Rightmove) 8.jpg
- ![(Rightmove) 7.jpg](/listings/photos/147319655/744095) - (Rightmove) 7.jpg
- ![(Rightmove) 4.jpg](/listings/photos/147319655/744096) - (Rightmove) 4.jpg
- ![(Rightmove) 5.jpg](/listings/photos/147319655/744097) - (Rightmove) 5.jpg
- ![(Rightmove) 6.jpg](/listings/photos/147319655/744098) - (Rightmove) 6.jpg
- ![(Rightmove) 3.jpg](/listings/photos/147319655/744099) - (Rightmove) 3.jpg
- ![(Rightmove) 2.jpg](/listings/photos/147319655/744100) - (Rightmove) 2.jpg
- ![(Rightmove) 3.jpg](/listings/photos/147319655/744101) - (Rightmove) 3.jpg
- ![Mentmore House, 35 Dalmeny Way, Epsom (16 of 16).j](/listings/photos/147319655/744102) - Mentmore House, 35 Dalmeny Way, Epsom (16 of 16).j
- ![(Rightmove) 1.jpg](/listings/photos/147319655/744103) - (Rightmove) 1.jpg

## Floorplans

- ![Flat 8 Mentmore House, Dalmeny Way, Epsom.jpg](/listings/photos/147319655/744104) - Flat 8 Mentmore House, Dalmeny Way, Epsom.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/147319655/744105) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| MENTMORE HOUSE, 35 FLAT 8 DALMENY WAY, EPSOM, EPSOM AND EWELL, SURREY, KT18 7EF | £352,000 | 05/12/2024 | Flat |
| MENTMORE HOUSE, 35 FLAT 8 DALMENY WAY, EPSOM, EPSOM AND EWELL, SURREY, KT18 7EF | £302,000 | 01/09/2015 | Flat |
| MENTMORE HOUSE, 35 FLAT 8 DALMENY WAY, EPSOM, EPSOM AND EWELL, SURREY, KT18 7EF | £245,000 | 28/04/2011 | 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 |
|---------|-------|------|------|
| 49 ROSEBANK, EPSOM, EPSOM AND EWELL, SURREY, KT18 7RT | £385,000 | 12/12/2025 | Flat |
| SADDLERS COURT FLAT 10 SOUTH STREET, EPSOM, EPSOM AND EWELL, SURREY, KT18 7PS | £180,000 | 25/02/2025 | Flat |
| SADDLERS COURT FLAT 8 SOUTH STREET, EPSOM, EPSOM AND EWELL, SURREY, KT18 7PS | £240,000 | 20/12/2023 | Flat |
| RANDOLPH HOUSE, 27 FLAT 4 DALMENY WAY, EPSOM, EPSOM AND EWELL, SURREY, KT18 7EB | £136,000 | 31/10/2023 | Flat |
| [Same street] MENTMORE HOUSE, 35 FLAT 9 DALMENY WAY, EPSOM, EPSOM AND EWELL, SURREY, KT18 7EF | £354,000 | 25/09/2023 | Flat |
| SADDLERS COURT FLAT 24 SOUTH STREET, EPSOM, EPSOM AND EWELL, SURREY, KT18 7PS | £145,000 | 18/08/2023 | Flat |
| CARRINGTON HOUSE, 2 FLAT 6 DALMENY WAY, EPSOM, EPSOM AND EWELL, SURREY, KT18 7BF | £365,000 | 14/07/2023 | Flat |
| 32 ROSEBANK, EPSOM, EPSOM AND EWELL, SURREY, KT18 7RS | £406,000 | 28/03/2023 | Flat |
| DISTON MANSION FLAT 4 CHALK LANE, EPSOM, EPSOM AND EWELL, SURREY, KT18 7BS | £750,000 | 03/03/2023 | Flat |
| DISTON MANSIONS 3 CHALK LANE, EPSOM, EPSOM AND EWELL, SURREY, KT18 7BS | £800,000 | 10/01/2023 | Flat |
| 33 FLAT D SOUTH STREET, EPSOM, EPSOM AND EWELL, SURREY, KT18 7PJ | £240,000 | 09/12/2022 | Flat |
| DISTON MANSION 6 CHALK LANE, EPSOM, EPSOM AND EWELL, SURREY, KT18 7BS | £860,000 | 28/10/2022 | Flat |
| 22 MEADOW COURT, EPSOM, EPSOM AND EWELL, SURREY, KT18 7RY | £353,350 | 26/05/2022 | Flat |
| 24 SOUTH STREET, EPSOM, EPSOM AND EWELL, SURREY, KT18 7PF | £210,000 | 17/05/2022 | Flat |
| 24 SOUTH STREET, EPSOM, EPSOM AND EWELL, SURREY, KT18 7PF | £190,000 | 17/05/2022 | Flat |
| 13 MEADOW COURT, EPSOM, EPSOM AND EWELL, SURREY, KT18 7RY | £352,000 | 07/04/2022 | Flat |
| 16 ROSEBANK, EPSOM, EPSOM AND EWELL, SURREY, KT18 7RS | £340,000 | 21/12/2021 | Flat |
| 29 MEADOW COURT, EPSOM, EPSOM AND EWELL, SURREY, KT18 7RY | £353,000 | 30/09/2021 | Flat |
| RANDOLPH HOUSE, 27 FLAT 5 DALMENY WAY, EPSOM, EPSOM AND EWELL, SURREY, KT18 7EB | £305,000 | 24/09/2021 | Flat |

**Street average:** £354,000 (1 sale)
**Area average:** £367,242 (18 sales)

## Price vs local average

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

- **Local average:** £323,075 (20 Flat, KT18, 2024–2026)
- **Deviation:** +8.3%

## Rental Range

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

- **Low:** £1,521/mo
- **Realistic:** £1,690/mo
- **Optimistic:** £1,859/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,197/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, Rosebery Lodge, KT18 | £1,600/mo | 2 | 0.23 miles | OpenRent |
| 2 Bed Flat, Rosebery Lodge, KT18 | £1,625/mo | 2 | 0.23 miles | OpenRent |
| 2 Bed Flat, High St, KT19 | £2,000/mo | 2 | 0.45 miles | OpenRent |

**Average rent: £1,742/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.46% (weak for cashflow)
- **Max investor price (0.8%):** £203,125
- **Target investor price (1%):** £162,500

*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 £1,625/mo).*

- **Gross yield:** 5.6%
- **Cost-to-rent:** 17.9×
- **Monthly cashflow:** £59/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.7%

*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:** £5,645/m²

## Capital growth trend

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

- **5y growth:** -4.5%
- **10y growth:** 12.4%

## House Price Index (HM Land Registry)

*Official index for Epsom and Ewell; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -4%
- **5y growth (index):** 1%
- **10y growth (index):** 8.2%

## 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)