# 2 bedroom flat for sale (CR3 6HE)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 12, ORCHARD COURT, 82, HARESTONE VALLEY ROAD, CATERHAM, SURREY CR3 6HE |
| Price | £325,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | D |
| Last sold | £320,000 Jun 2025 |

## Description

This bright and spacious two-bedroom flat offers a comfortable, well-designed living space with plenty of natural light and practical features throughout. The generous lounge is flooded with natural light, creating an inviting and airy atmosphere. It opens directly onto a private balcony, offering a perfect spot for outdoor relaxation. The well-proportioned kitchen is complemented by a breakfast area, making it ideal for casual dining or enjoying your meals with family. The property comes with allocated parking, ensuring a dedicated space for your vehicle. Additionally, there is a garage en-bloc, providing secure storage for items such as bikes, tools, or extra belongings.Room sizes:**Entrance Hallway****Lounge**: 16'1 x 11'11 (4.91m x 3.63m)**Kitchen/Breakfast Room**: 14'2 x 9'11 (4.32m x 3.02m)**Bedroom 1**: 16'1 x 10'11 (4.91m x 3.33m)**Bedroom 2**: 13'1 x 10'10 (3.99m x 3.30m)**Bathroom****Separate Toilet****Allocated Parking Space****Garage En-Bloc****Balcony** 

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

- ![External](/listings/photos/155132264/1333669) - External
- ![Lounge](/listings/photos/155132264/1333670) - Lounge
- ![Kitchen/Breakfast Room](/listings/photos/155132264/1333671) - Kitchen/Breakfast Room
- ![Internal Lifestyle Photograph](/listings/photos/155132264/1333672) - Internal Lifestyle Photograph
- ![Kitchen/Breakfast Room](/listings/photos/155132264/1333673) - Kitchen/Breakfast Room
- ![Kitchen/Breakfast Room](/listings/photos/155132264/1333674) - Kitchen/Breakfast Room
- ![Bedroom 2](/listings/photos/155132264/1333675) - Bedroom 2
- ![Bedroom 1](/listings/photos/155132264/1333676) - Bedroom 1
- ![Hallway](/listings/photos/155132264/1333677) - Hallway
- ![Bathroom](/listings/photos/155132264/1333678) - Bathroom
- ![External Lifestyle Photograph](/listings/photos/155132264/1333679) - External Lifestyle Photograph
- ![Internal Lifestyle Photograph](/listings/photos/155132264/1333680) - Internal Lifestyle Photograph

## Floorplans

- ![Top Floor](/listings/photos/155132264/1333681) - Top Floor

## EPC Graphs

- ![EPC graph](/listings/photos/155132264/1333682) - EPC graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| ORCHARD COURT, 82 FLAT 12 HARESTONE VALLEY ROAD, CATERHAM, TANDRIDGE, SURREY, CR3 6HE | £320,000 | 20/06/2025 | Flat |
| ORCHARD COURT, 82 FLAT 12 HARESTONE VALLEY ROAD, CATERHAM, TANDRIDGE, SURREY, CR3 6HE | £181,200 | 12/04/2013 | Flat |
| ORCHARD COURT, 82 FLAT 12 HARESTONE VALLEY ROAD, CATERHAM, TANDRIDGE, SURREY, CR3 6HE | £95,000 | 04/02/2000 | 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 |
|---------|-------|------|------|
| THE HILL FLAT 27 CHURCH HILL, CATERHAM, TANDRIDGE, SURREY, CR3 6SD | £221,000 | 02/12/2025 | Flat |
| 17 EOTHEN CLOSE, CATERHAM, TANDRIDGE, SURREY, CR3 6JU | £312,000 | 21/07/2025 | Flat |
| 6 EOTHEN CLOSE, CATERHAM, TANDRIDGE, SURREY, CR3 6JU | £335,000 | 20/06/2025 | Flat |
| STANSTEAD COURT, 24 FLAT 1 STANSTEAD ROAD, CATERHAM, TANDRIDGE, SURREY, CR3 6AA | £345,000 | 06/03/2025 | Flat |
| SILVERMERE COURT FLAT 2 HARESTONE VALLEY ROAD, CATERHAM, TANDRIDGE, SURREY, CR3 6HF | £294,000 | 09/10/2023 | Flat |
| CHAPMAN HOUSE, 9 FLAT 12 STANSTEAD ROAD, CATERHAM, TANDRIDGE, SURREY, CR3 6AD | £565,000 | 05/07/2023 | Flat |
| FERN TOWERS 34 HARESTONE HILL, CATERHAM, TANDRIDGE, SURREY, CR3 6SL | £257,500 | 23/06/2023 | Flat |
| 3 ST MARYS MOUNT, CATERHAM, TANDRIDGE, SURREY, CR3 6SJ | £435,000 | 23/06/2023 | Flat |
| DEVON HOUSE FLAT 10 CHURCH HILL, CATERHAM, TANDRIDGE, SURREY, CR3 6SB | £280,000 | 14/04/2023 | Flat |
| FERN TOWERS 39 HARESTONE HILL, CATERHAM, TANDRIDGE, SURREY, CR3 6SL | £275,000 | 02/03/2023 | Flat |
| THE GARDENS FLAT 8 CHURCH HILL, CATERHAM, TANDRIDGE, SURREY, CR3 6FR | £550,000 | 16/12/2022 | Flat |
| [Same street] THE CHESTNUTS, 66 1 HARESTONE VALLEY ROAD, CATERHAM, TANDRIDGE, SURREY, CR3 6HE | £425,000 | 30/11/2022 | Flat |
| STANSTEAD COURT, 24 FLAT 4 STANSTEAD ROAD, CATERHAM, TANDRIDGE, SURREY, CR3 6AA | £305,000 | 25/11/2022 | Flat |
| FERN TOWERS 9 HARESTONE HILL, CATERHAM, TANDRIDGE, SURREY, CR3 6SL | £275,700 | 06/10/2022 | Flat |
| WINDSOR PLACE, 20 10 HARESTONE HILL, CATERHAM, TANDRIDGE, SURREY, CR3 6SX | £243,000 | 23/09/2022 | Flat |
| 13 ST MARYS MOUNT, CATERHAM, TANDRIDGE, SURREY, CR3 6SJ | £385,000 | 21/09/2022 | Flat |
| THE HILL FLAT 18 CHURCH HILL, CATERHAM, TANDRIDGE, SURREY, CR3 6SD | £270,000 | 27/06/2022 | Flat |
| 2 EOTHEN CLOSE, CATERHAM, TANDRIDGE, SURREY, CR3 6JU | £290,000 | 17/06/2022 | Flat |
| [Same street] HARESTONE HOUSE, 76 FLAT 4 HARESTONE VALLEY ROAD, CATERHAM, TANDRIDGE, SURREY, CR3 6HE | £415,500 | 10/06/2022 | Flat |
| FERN TOWERS 32 HARESTONE HILL, CATERHAM, TANDRIDGE, SURREY, CR3 6SL | £267,000 | 27/04/2022 | Flat |
| DEVON HOUSE FLAT 6 CHURCH HILL, CATERHAM, TANDRIDGE, SURREY, CR3 6SB | £275,000 | 22/04/2022 | Flat |
| THE HILL FLAT 3 CHURCH HILL, CATERHAM, TANDRIDGE, SURREY, CR3 6SD | £270,000 | 11/04/2022 | Flat |
| [Same street] BOURNE LODGE, 70 FLAT 9 HARESTONE VALLEY ROAD, CATERHAM, TANDRIDGE, SURREY, CR3 6HE | £465,000 | 04/03/2022 | Flat |
| [Same street] BOURNE LODGE, 70 FLAT 8 HARESTONE VALLEY ROAD, CATERHAM, TANDRIDGE, SURREY, CR3 6HE | £430,000 | 30/07/2021 | Flat |

**Street average:** £433,875 (4 sales)
**Area average:** £322,510 (20 sales)

## Price vs local average

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

- **Local average:** £258,317 (46 Flat, CR3, 2024–2026)
- **Deviation:** +25.8%

## Rental Range

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

- **Low:** £1,460/mo
- **Realistic:** £1,622/mo
- **Optimistic:** £1,784/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,396/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, Mulberry Court, CR3 | £1,375/mo | 2 | 0.57 miles | OpenRent |
| 2 Bed Flat, Croydon Road, CR3 | £1,400/mo | 2 | 0.75 miles | OpenRent |

**Average rent: £1,388/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £173,500
- **Target investor price (1%):** £138,800

*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 £1,388/mo).*

- **Gross yield:** 5.1%
- **Cost-to-rent:** 19.5×
- **Monthly cashflow:** £-56/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).*

## Capital growth trend

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

- **5y growth:** -14.6%
- **10y growth:** 4.1%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -4.5%
- **5y growth (index):** -2.4%
- **10y growth (index):** 4.7%

## 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)