Sold STC Detached

Berries

FOREST ROAD, LEATHERHEAD, EFFINGHAM JUNCTION, SURREY KT24 5HE

4 beds 2,110 sq ft Listed 8 Jul 2010 (-5821d)

£795,000

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# 4 bedroom detached house for sale (KT24 5HE)

## Property Details

| Key | Value |
|-----|-------|
| Address | BERRIES, FOREST ROAD, LEATHERHEAD, EFFINGHAM JUNCTION, SURREY KT24 5HE |
| Price | £795,000 |
| Bedrooms | 4 |
| Floor area | 196 m² |
| Last sold | £750,000 May 2011 |

## Description

An individually designed built family home which was built to an exceptionally high standard and features gas fired under floor heating, an in-house hi fi system with individual room speakers, oak internal doors and lead light double glazing, both the kitchen and both the ensuite and family bathrooms are fitted to an exceptionally high standard, including an air bath and steam shower to the master bedroom.  The property is situated on a large plot with a good size driveway to the front leading to the double garage, there is wide access to the side of the house providing additional parking for boat/caravan storage if required and the rear garden is a particular feature being a good size and offering excellent privacy.****

## Property Photos

- ![Photo](/listings/photos/26680813/213215)
- ![Photo](/listings/photos/26680813/213221)
- ![Photo](/listings/photos/26680813/213224)
- ![Photo](/listings/photos/26680813/213229)
- ![Photo](/listings/photos/26680813/213234)
- ![Photo](/listings/photos/26680813/213237)
- ![Photo](/listings/photos/26680813/213242)
- ![Photo](/listings/photos/26680813/213246)
- ![Photo](/listings/photos/26680813/213251)

## Floorplans

- ![Floorplan 1](/listings/photos/26680813/213254) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| BERRIES FOREST ROAD, EFFINGHAM JUNCTION, LEATHERHEAD, GUILDFORD, SURREY, KT24 5HE | £750,000 | 12/05/2011 | Detached |
| BERRIES FOREST ROAD, EFFINGHAM JUNCTION, LEATHERHEAD, GUILDFORD, SURREY, KT24 5HE | £519,000 | 16/05/2001 | Detached |
| BERRIES FOREST ROAD, EFFINGHAM JUNCTION, LEATHERHEAD, GUILDFORD, SURREY, KT24 5HE | £215,000 | 03/12/1999 | Detached |
| BERRIES FOREST ROAD, EFFINGHAM JUNCTION, LEATHERHEAD, GUILDFORD, SURREY, KT24 5HE | £150,000 | 23/12/1998 | Detached |
| BERRIES FOREST ROAD, EFFINGHAM JUNCTION, LEATHERHEAD, GUILDFORD, SURREY, KT24 5HE | £142,000 | 11/09/1998 | Detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| WAYSIDE SURREY GARDENS, EFFINGHAM JUNCTION, LEATHERHEAD, GUILDFORD, SURREY, KT24 5HH | £1,100,000 | 08/01/2026 | Detached |
| OAK LEA FOREST LANE, EFFINGHAM JUNCTION, LEATHERHEAD, GUILDFORD, SURREY, KT24 5HN | £635,000 | 30/03/2023 | Detached |
| TITHE COTTAGE FOREST ROAD, EFFINGHAM JUNCTION, LEATHERHEAD, GUILDFORD, SURREY, KT24 5HE | £499,000 | 10/03/2023 | Detached |
| LYNDALE LOVELACE CLOSE, EFFINGHAM JUNCTION, LEATHERHEAD, GUILDFORD, SURREY, KT24 5HJ | £475,000 | 16/12/2022 | Detached |
| FIELD END FOREST LANE, EFFINGHAM JUNCTION, LEATHERHEAD, GUILDFORD, SURREY, KT24 5HN | £600,000 | 01/04/2022 | Detached |
| CHINOOK FOREST LANE, EFFINGHAM JUNCTION, LEATHERHEAD, GUILDFORD, SURREY, KT24 5HN | £840,000 | 18/02/2022 | Detached |
| 42 OLD LANE, COBHAM, GUILDFORD, SURREY, KT11 1NP | £520,840 | 07/01/2022 | Detached |
| CEDARLANDS FOREST ROAD, EFFINGHAM JUNCTION, LEATHERHEAD, GUILDFORD, SURREY, KT24 5HL | £967,500 | 31/08/2021 | Detached |

**Area average:** £704,668 (8 sales)

## Price vs local average

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

- **Local average:** £1,215,430 (20 Detached, KT24, 2024–2026)
- **Deviation:** -34.6%

## Rental Range

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

- **Low:** £1,544/mo
- **Realistic:** £1,716/mo
- **Optimistic:** £1,888/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,970/mo

## 1% Rule

- **Rent ratio:** 0.22% (weak for cashflow)
- **Max investor price (0.8%):** £214,500
- **Target investor price (1%):** £171,600

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £4,056/m²

## Capital growth trend

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

- **5y growth:** 15.9%
- **10y growth:** 64.8%

## House Price Index (HM Land Registry)

*Official index for Guildford; Detached series; as of March 2026.*

- **1y growth (index):** -1%
- **5y growth (index):** 11.1%
- **10y growth (index):** 18.9%

## 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)

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Property details

Floor area

196 m²

Last sold

£750,000 May 2011

Price per m²

£4,056/m²

Local average

£1,215,430 (-34.6%)

Deprivation

Decile 10 (32,794 of 33,755)

Street crime

2 incidents within 1 mile (Apr 2026)

Key features

HALL
CLOAKROOM
LOUNGE
STUDY/DINING ROOM
FAMILY ROOM/SNUG
KITCHEN/BREAKFAST ROOM
CONSERVATORY/BREAKFAST ROOM
FOUR BEDROOMS
TWO BATHROOMS
DOUBLE GARAGE

Additional details

Parking: Yes
Garden: Yes

Description

An individually designed built family home which was built to an exceptionally high standard and features gas fired under floor heating, an in-house hi fi system with individual room speakers, oak internal doors and lead light double glazing, both the kitchen and both the ensuite and family bathrooms are fitted to an exceptionally high standard, including an air bath and steam shower to the master bedroom. The property is situated on a large plot with a good size driveway to the front leading to the double garage, there is wide access to the side of the house providing additional parking for boat/caravan storage if required and the rear garden is a particular feature being a good size and offering excellent privacy.****

Listed by

East Horsley

Henshaws Estate Agents

Reference: 26680813

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
1, Forest Road, Effingham Junction, LEATHERHEAD	58	85	92 m²	England and Wales: 1950-1966	Detached
1, Forest Road, Effingham Junction, LEATHERHEAD	59	86	92 m²	England and Wales: 1950-1966	Detached
2, Forest Road, Effingham Junction, LEATHERHEAD	68	72	92 m²	England and Wales: 1950-1966	Detached
3, Forest Road, Effingham Junction, LEATHERHEAD	68	78	133 m²	England and Wales: 1950-1966	Detached
5 Forest Road, Effingham Junction, LEATHERHEAD	44	79	90 m²	England and Wales: 1930-1949	Detached
6, Forest Road, Effingham Junction, LEATHERHEAD	45	80	92 m²	England and Wales: 1950-1966	Detached
6, Forest Road, Effingham Junction, LEATHERHEAD	66	85	110 m²	England and Wales: 1950-1966	Detached
7, Forest Road, Effingham Junction, LEATHERHEAD	86	88	127 m²	England and Wales: 1950-1966	Detached
7, Forest Road, Effingham Junction, LEATHERHEAD	79	88	127 m²	England and Wales: 1950-1966	Detached
AMBERWOOD COTTAGE, FOREST ROAD, EFFINGHAM JUNCTION, LEATHERHEAD	74	85	118 m²	England and Wales: 1996-2002	Detached
Beechwood, Forest Road, Effingham Junction, LEATHERHEAD	66	84	97 m²	England and Wales: 1950-1966	Detached
Berries, Forest Road, Effingham Junction, LEATHERHEAD	70	82	196 m²	—	Detached
CARLYON, FOREST ROAD, EFFINGHAM JUNCTION, LEATHERHEAD	74	84	151 m²	England and Wales: 1950-1966	Detached
Charnwood, Forest Road, Effingham Junction, LEATHERHEAD	69	83	91 m²	England and Wales: 1950-1966	Detached
Chota, Forest Road, Effingham Junction, LEATHERHEAD	56	79	190 m²	England and Wales: 1950-1966	Detached

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Price history

428% since 1998

Event	Date	Price	% change
Sold	12/05/2011 (15 years ago)	£750,000	+44.5%
Sold	16/05/2001 (25 years ago)	£519,000	+141.4%
Sold	03/12/1999 (26 years ago)	£215,000	+43.3%
Sold	23/12/1998 (27 years ago)	£150,000	+5.6%
Sold	11/09/1998 (27 years ago)	£142,000	—

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
WAYSIDE SURREY GARDENS, EFFINGHAM JUNCTION, LEATHERHEAD, GUILDFORD, SURREY, KT24 5HH	£1,100,000	08/01/2026	Detached
OAK LEA FOREST LANE, EFFINGHAM JUNCTION, LEATHERHEAD, GUILDFORD, SURREY, KT24 5HN	£635,000	30/03/2023	Detached
TITHE COTTAGE FOREST ROAD, EFFINGHAM JUNCTION, LEATHERHEAD, GUILDFORD, SURREY, KT24 5HE	£499,000	10/03/2023	Detached
LYNDALE LOVELACE CLOSE, EFFINGHAM JUNCTION, LEATHERHEAD, GUILDFORD, SURREY, KT24 5HJ	£475,000	16/12/2022	Detached
FIELD END FOREST LANE, EFFINGHAM JUNCTION, LEATHERHEAD, GUILDFORD, SURREY, KT24 5HN	£600,000	01/04/2022	Detached
CHINOOK FOREST LANE, EFFINGHAM JUNCTION, LEATHERHEAD, GUILDFORD, SURREY, KT24 5HN	£840,000	18/02/2022	Detached
42 OLD LANE, COBHAM, GUILDFORD, SURREY, KT11 1NP	£520,840	07/01/2022	Detached
CEDARLANDS FOREST ROAD, EFFINGHAM JUNCTION, LEATHERHEAD, GUILDFORD, SURREY, KT24 5HL	£967,500	31/08/2021	Detached

Area average: £704,668 (8 sales)

Capital growth trend

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

5y growth 15.9%

10y growth 64.8%

House Price Index (HM Land Registry — official index, not sold-price averages): Guildford. Series: Detached. As of March 2026.

1y (index) -1%

5y (index) 11.1%

10y (index) 18.9%

Rental Range

Estimated market rent for Guildford. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,544/mo

Realistic £1,716/mo

Optimistic £1,888/mo

Based on Local Authority from postcode lookup → Guildford.

LHA (30th percentile) floor for Walton: £1,970/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View KT24 5HE

Address

Forest Road

Nearby

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

Type	Name	Distance
Bus stop	Surrey Gardens	0.1 miles
Shop	Effingham Mini Mart	0.1 miles
Train station	Effingham Junction	0.1 miles
Shop	Effingham Junction	0.1 miles
Train station	Horsley	1.0 miles
Hospital	Cobham Day Surgery	3.1 miles
Hospital	Cobham Community Hospital and Health Centre	3.1 miles
University	University for the Creative Arts, Epsom Campus	7.3 miles
University	University Hall	7.9 miles

Street-level crime

Category	Count
Public order	1
Violence and sexual offences	1
Total incidents	2

Within 1 mile during Apr 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
Glenesk School	Other	0.9 miles	— (No rating)
The Raleigh School	Primary	1.2 miles	Outstanding — 24 Jan 2018
St Matthew's CofE Aided Infant School, Cobham	Primary	1.5 miles	— (Inspected (no overall grade))
St Lawrence Primary School	Primary	1.6 miles	Good — 14 Nov 2017
Aurora Poppyfield School	Other	1.6 miles	Requires improvement — 27 Nov 2023

Rental Comparables

Rental listings exist nearby, but none matched the 4-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.22%

Max investor price (0.8%) £214,500

Target investor price (1%) £171,600

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).

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