# 2 bedroom maisonette for sale (RH2 8DR)

## Property Details

| Key | Value |
|-----|-------|
| Address | 34A, MEADOW WAY, REIGATE, SURREY RH2 8DR |
| Price | £275,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 45 m² |
| Last sold | £272,000 Sep 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 12/03/2029
- **Current heating cost:** £697/year
- **Est. upgrade cost to C:** £11,240

### Recommendations
- A (£100 - £350)
- B (£500 - £1,500)
- D (£80 - £120)
- E (£15)
- S (£3,000 - £7,000)
- O (£3,300 - £6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9178-7046-7237-1881-2910)

## Description

A fully refurbished first floor maisonette, new kitchen with built-in appliances, new high quality bathroom. Modern redecoration throughout, new floor coverings/carpets, double glazed, new electric heating, large private garden, short walk to shops, excellent schools, no chain. Ideal for first time buyers, down sizers, investors. 

Please refer to the footnote regarding the services and appliances.

Room sizes:**Entrance Hall****Kitchen**: 7'1 x 6'0 (2.16m x 1.83m)**Lounge**: 12'0 x 10'4 (3.66m x 3.15m)**Bedroom 1**: 11'9 x 10'4 (3.58m x 3.15m)**Bedroom 2**: 9'6 x 8'6 (2.90m x 2.59m)**Bathroom**: 7'0 x 6'0 (2.14m x 1.83m)**Private Rear Garden** 

The information provided about this property does not constitute or form part of an offer or contract, nor may it be regarded as representations. All interested parties must verify accuracy and your solicitor must verify tenure/lease information, fixtures & fittings and, where the property has been extended/converted, planning/building regulation consents. All dimensions are approximate and quoted for guidance only as are floor plans which are not to scale and their accuracy cannot be confirmed. Reference to appliances and/or services does not imply that they are necessarily in working order or fit for the purpose.

 

We are pleased to offer our customers a range of additional services to help them with moving home. None of these services are obligatory and you are free to use service providers of your choice. Current regulations require all estate agents to inform their customers of the fees they earn for recommending third party services. If you choose to use a service provider recommended by Cubitt & West, details of all referral fees can be found at the link below. If you decide to use any of our services, please be assured that this will not increase the fees you pay to our service providers, which remain as quoted directly to you.

## Property Photos

- ![Front](/listings/photos/130446866/763746) - Front
- ![Rear Garden](/listings/photos/130446866/763748) - Rear Garden
- ![Kitchen](/listings/photos/130446866/763751) - Kitchen
- ![Lounge](/listings/photos/130446866/763752) - Lounge
- ![Lounge (Modern Style)](/listings/photos/130446866/763753) - Lounge (Modern Style)
- ![Bedroom 1](/listings/photos/130446866/763755) - Bedroom 1
- ![Bedroom 1 (Modern Style)](/listings/photos/130446866/763756) - Bedroom 1 (Modern Style)
- ![Bathroom](/listings/photos/130446866/763758) - Bathroom
- ![Bedroom 2](/listings/photos/130446866/763760) - Bedroom 2
- ![Bedroom 2 (Modern Style)](/listings/photos/130446866/763763) - Bedroom 2 (Modern Style)
- ![Lounge](/listings/photos/130446866/763766) - Lounge
- ![Lounge (Modern Style)](/listings/photos/130446866/763767) - Lounge (Modern Style)

## Floorplans

- ![First Floor](/listings/photos/130446866/763768) - First Floor

## EPC Graphs

- ![EPC graph](/listings/photos/130446866/763771) - EPC graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 34A MEADOW WAY, REIGATE, REIGATE AND BANSTEAD, SURREY, RH2 8DR | £272,000 | 05/09/2025 | Flat |
| 34A MEADOW WAY, REIGATE, REIGATE AND BANSTEAD, SURREY, RH2 8DR | £220,000 | 31/08/2022 | 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 |
|---------|-------|------|------|
| 33 KINGSLEY GROVE, REIGATE, REIGATE AND BANSTEAD, SURREY, RH2 8DU | £295,500 | 05/09/2023 | Flat |
| [Same street] 32 MEADOW WAY, REIGATE, REIGATE AND BANSTEAD, SURREY, RH2 8DR | £280,000 | 18/05/2023 | Flat |
| RIDINGS COURT, 22 FLAT 31 PRICES LANE, REIGATE, REIGATE AND BANSTEAD, SURREY, RH2 8BP | £189,500 | 17/05/2023 | Flat |
| COLEBROOKE LODGE, 36 FLAT 24 PRICES LANE, REIGATE, REIGATE AND BANSTEAD, SURREY, RH2 8EE | £354,950 | 24/02/2023 | Flat |
| COLEBROOKE LODGE, 36 FLAT 31 PRICES LANE, REIGATE, REIGATE AND BANSTEAD, SURREY, RH2 8EE | £393,950 | 24/02/2023 | Flat |
| RIDINGS COURT, 22 FLAT 1 PRICES LANE, REIGATE, REIGATE AND BANSTEAD, SURREY, RH2 8BP | £197,000 | 13/02/2023 | Flat |
| COLEBROOKE LODGE, 36 FLAT 8 PRICES LANE, REIGATE, REIGATE AND BANSTEAD, SURREY, RH2 8EE | £316,179 | 23/12/2022 | Flat |
| COLEBROOKE LODGE, 36 FLAT 6 PRICES LANE, REIGATE, REIGATE AND BANSTEAD, SURREY, RH2 8EE | £263,482 | 23/12/2022 | Flat |
| COLEBROOKE LODGE, 36 FLAT 26 PRICES LANE, REIGATE, REIGATE AND BANSTEAD, SURREY, RH2 8EE | £263,482 | 23/12/2022 | Flat |
| COLEBROOKE LODGE, 36 FLAT 9 PRICES LANE, REIGATE, REIGATE AND BANSTEAD, SURREY, RH2 8EE | £263,482 | 23/12/2022 | Flat |
| COLEBROOKE LODGE, 36 FLAT 27 PRICES LANE, REIGATE, REIGATE AND BANSTEAD, SURREY, RH2 8EE | £316,179 | 23/12/2022 | Flat |
| COLEBROOKE LODGE, 36 FLAT 16 PRICES LANE, REIGATE, REIGATE AND BANSTEAD, SURREY, RH2 8EE | £263,482 | 23/12/2022 | Flat |
| COLEBROOKE LODGE, 36 FLAT 24 PRICES LANE, REIGATE, REIGATE AND BANSTEAD, SURREY, RH2 8EE | £263,482 | 23/12/2022 | Flat |
| COLEBROOKE LODGE, 36 FLAT 29 PRICES LANE, REIGATE, REIGATE AND BANSTEAD, SURREY, RH2 8EE | £263,482 | 23/12/2022 | Flat |
| COLEBROOKE LODGE, 36 FLAT 17 PRICES LANE, REIGATE, REIGATE AND BANSTEAD, SURREY, RH2 8EE | £316,179 | 23/12/2022 | Flat |
| COLEBROOKE LODGE, 36 FLAT 21 PRICES LANE, REIGATE, REIGATE AND BANSTEAD, SURREY, RH2 8EE | £263,482 | 23/12/2022 | Flat |
| COLEBROOKE LODGE, 36 FLAT 28 PRICES LANE, REIGATE, REIGATE AND BANSTEAD, SURREY, RH2 8EE | £316,179 | 23/12/2022 | Flat |
| COLEBROOKE LODGE, 36 FLAT 19 PRICES LANE, REIGATE, REIGATE AND BANSTEAD, SURREY, RH2 8EE | £263,482 | 23/12/2022 | Flat |
| COLEBROOKE LODGE, 36 FLAT 7 PRICES LANE, REIGATE, REIGATE AND BANSTEAD, SURREY, RH2 8EE | £263,482 | 23/12/2022 | Flat |
| COLEBROOKE LODGE, 36 FLAT 31 PRICES LANE, REIGATE, REIGATE AND BANSTEAD, SURREY, RH2 8EE | £263,482 | 23/12/2022 | Flat |
| COLEBROOKE LODGE, 36 FLAT 18 PRICES LANE, REIGATE, REIGATE AND BANSTEAD, SURREY, RH2 8EE | £316,179 | 23/12/2022 | Flat |
| [Same street] 50A MEADOW WAY, REIGATE, REIGATE AND BANSTEAD, SURREY, RH2 8DR | £250,000 | 13/05/2022 | Flat |
| [Same street] 44 MEADOW WAY, REIGATE, REIGATE AND BANSTEAD, SURREY, RH2 8DR | £240,000 | 29/04/2022 | Flat |
| [Same street] 16 MEADOW WAY, REIGATE, REIGATE AND BANSTEAD, SURREY, RH2 8DR | £495,000 | 09/03/2022 | Semi-detached |
| [Same street] 30A MEADOW WAY, REIGATE, REIGATE AND BANSTEAD, SURREY, RH2 8DR | £254,750 | 04/02/2022 | Flat |
| [Same street] 18 MEADOW WAY, REIGATE, REIGATE AND BANSTEAD, SURREY, RH2 8DR | £475,000 | 26/11/2021 | Semi-detached |

**Street average:** £332,458 (6 sales)
**Area average:** £282,331 (20 sales)

## Price vs local average

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

- **Local average:** £307,357 (35 Flat, RH2, 2024–2026)
- **Deviation:** -10.5%

## 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 Crawley & Reigate (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,097/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, Felcote House, RH2 | £1,600/mo | 2 | 0.6 miles | OpenRent |
| 2 Bed Flat, Lancaster House, RH1 | £1,600/mo | 2 | 0.99 miles | OpenRent |
| 2 Bed Flat, Knights Court, RH2 | £1,595/mo | 2 | 1.15 miles | OpenRent |

**Average rent: £1,598/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.58% (weak for cashflow)
- **Max investor price (0.8%):** £200,000
- **Target investor price (1%):** £160,000

*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 £1,600/mo).*

- **Gross yield:** 7%
- **Cost-to-rent:** 14.3×
- **Monthly cashflow:** £332/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 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:** £6,111/m²

## Capital growth trend

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

- **5y growth:** 0.9%
- **10y growth:** -15.9%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.2%
- **5y growth (index):** 4.6%
- **10y growth (index):** 12.7%

## 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)