# 4 bedroom detached house for sale (SM5 4JS) ## Property Details | Key | Value | |-----|-------| | Address | 33 BEECHES WALK, CARSHALTON, GREATER LONDON SM5 4JS | | Price | £1,200,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | G | | Construction age | England and Wales: 1900-1929 | | Floor area | 229 m² | | Last sold | £1,000,000 Apr 2021 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 27/02/2028 - **Current heating cost:** £1,846/year ### Recommendations - A (350) - Q (14,000) - W2 (6,000) - G (450) - X (4,500) - U (8,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8758-7422-3680-5658-5922) ## Description **SOLD OFF MARKET ** A beautifully presented four double bedroom detached family home, ideally positioned on Beeches Walk, one of Carshalton’s most sought after residential roads. This attractive, tree lined street is renowned for its generous plots and impressive collection of individual family homes, offering a peaceful yet highly desirable setting. Upon arrival, the property immediately impresses with a substantial driveway and an attractive frontage, creating a wonderful first impression as you approach the home. Internally, the ground floor offers a well balanced and versatile layout. To the front of the property is a separate lounge, a welcoming and tranquil space perfect for relaxing and unwinding in peace and quiet. To the rear, you will find a large reception room, ideal for entertaining friends and family, with doors that open directly onto the private south facing rear garden, allowing for seamless indoor outdoor living. Adjacent to this is a spacious open plan kitchen and dining area, which has been thoughtfully extended to the side and rear of the property. This impressive space forms the true heart of the home, perfect for family gatherings, hosting guests, or simply sitting down together to catch up after a busy day. Leading from the kitchen is a convenient utility room, which also benefits from a downstairs WC and provides access to the integral garage. The garage offers excellent storage but also presents further potential to convert into additional living space, subject to requirements. Upstairs, the property continues to impress with four well proportioned double bedrooms, all beautifully presented. The family bathroom is generously sized and features both a bath and a separate shower. One of the bedrooms also benefits from its own en suite, providing an added level of comfort and privacy. Further advantages include loft space, ideal for storage or offering potential for future extension. The property also presents excellent scope to extend (subject to the necessary permissions), whether via a single or double storey rear extension, a loft conversion for additional bedrooms, or even development above the garage. While the home is ready to move straight into, it also offers the exciting opportunity for the next owners to personalise and redecorate to suit their own tastes and style. Homes of this calibre on Beeches Walk are rarely available, making this a truly must see property for families seeking space, location, and future potential. **IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS:** We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are travelling some distance to view. POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller. POTENTIAL TENANTS: All properties are available for a minimum of six months, with the exception of short term accommodation. A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions. BUYERS INFORMATION To conform with government Money Laundering Regulations 2019, we are required to confirm the identity of all prospective buyers. We use the services of our appointed compliance provider, Simplify, who will contact you directly at an agreed time to do this. They will need the full name, date of birth and current address of all buyers. There is a charge of £99 including VAT for this (for the transaction not per person), payable direct to Simplify. REFERRAL FEES We may refer you to recommended providers of ancillary services such as Conveyancing, Financial Services, Insurance and Surveying. We may receive a commission payment fee or other benefit (known as a referral fee) for recommending their services. You are not under any obligation to use the services of the recommended provider. The ancillary service provider may be an associated company of Goodfellows. GCB260078/2 ## Property Photos - ![Picture No. 02](/listings/photos/89553216/1067257) - Picture No. 02 - ![Picture No. 40](/listings/photos/89553216/1067258) - Picture No. 40 - ![Picture No. 15](/listings/photos/89553216/1067259) - Picture No. 15 - ![Picture No. 08](/listings/photos/89553216/1067260) - Picture No. 08 - ![Picture No. 13](/listings/photos/89553216/1067261) - Picture No. 13 - ![Picture No. 11](/listings/photos/89553216/1067262) - Picture No. 11 - ![Picture No. 21](/listings/photos/89553216/1067263) - Picture No. 21 - ![Picture No. 28](/listings/photos/89553216/1067264) - Picture No. 28 - ![Picture No. 31](/listings/photos/89553216/1067265) - Picture No. 31 - ![Picture No. 24](/listings/photos/89553216/1067266) - Picture No. 24 - ![Picture No. 18](/listings/photos/89553216/1067267) - Picture No. 18 - ![Picture No. 36](/listings/photos/89553216/1067268) - Picture No. 36 - ![Picture No. 16](/listings/photos/89553216/1067269) - Picture No. 16 - ![Picture No. 41](/listings/photos/89553216/1067270) - Picture No. 41 - ![Picture No. 42](/listings/photos/89553216/1067271) - Picture No. 42 - ![Picture No. 06](/listings/photos/89553216/1067272) - Picture No. 06 - ![Picture No. 35](/listings/photos/89553216/1067273) - Picture No. 35 - ![Picture No. 20](/listings/photos/89553216/1067274) - Picture No. 20 - ![Picture No. 05](/listings/photos/89553216/1067275) - Picture No. 05 - ![Picture No. 04](/listings/photos/89553216/1067276) - Picture No. 04 - ![Picture No. 14](/listings/photos/89553216/1067277) - Picture No. 14 - ![Picture No. 09](/listings/photos/89553216/1067278) - Picture No. 09 - ![Picture No. 07](/listings/photos/89553216/1067279) - Picture No. 07 - ![Picture No. 10](/listings/photos/89553216/1067280) - Picture No. 10 - ![Picture No. 12](/listings/photos/89553216/1067281) - Picture No. 12 - ![Picture No. 17](/listings/photos/89553216/1067282) - Picture No. 17 - ![Picture No. 19](/listings/photos/89553216/1067283) - Picture No. 19 - ![Picture No. 27](/listings/photos/89553216/1067284) - Picture No. 27 - ![Picture No. 23](/listings/photos/89553216/1067285) - Picture No. 23 - ![Picture No. 25](/listings/photos/89553216/1067286) - Picture No. 25 - ![Picture No. 26](/listings/photos/89553216/1067287) - Picture No. 26 - ![Picture No. 29](/listings/photos/89553216/1067288) - Picture No. 29 - ![Picture No. 30](/listings/photos/89553216/1067289) - Picture No. 30 - ![Picture No. 33](/listings/photos/89553216/1067290) - Picture No. 33 - ![Picture No. 32](/listings/photos/89553216/1067291) - Picture No. 32 - ![Picture No. 34](/listings/photos/89553216/1067292) - Picture No. 34 - ![Picture No. 37](/listings/photos/89553216/1067293) - Picture No. 37 - ![Picture No. 38](/listings/photos/89553216/1067294) - Picture No. 38 - ![Picture No. 43](/listings/photos/89553216/1067295) - Picture No. 43 - ![Picture No. 39](/listings/photos/89553216/1067296) - Picture No. 39 ## Floorplans - ![Floorplan](/listings/photos/89553216/1067297) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/89553216/1067298) - EPC Rating Graph ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #10586136 - **Address:** 33 Beeches Walk, CARSHALTON, SM5 4JS - **Certificate Issued:** 13/10/2014 - **Work Completed:** 03/10/2014 - **Items:** 2 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 33 BEECHES WALK, CARSHALTON, SUTTON, GREATER LONDON, SM5 4JS | £1,000,000 | 21/04/2021 | Detached | | 33 BEECHES WALK, CARSHALTON, SUTTON, GREATER LONDON, SM5 4JS | £430,000 | 11/08/2000 | 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 | |---------|-------|------|------| | 2 CHEVIOT CLOSE, SUTTON, GREATER LONDON, SM2 5SB | £900,000 | 04/12/2025 | Detached | | 14 BANSTEAD ROAD SOUTH, SUTTON, GREATER LONDON, SM2 5LF | £890,000 | 28/03/2025 | Detached | | 35 THE WARREN, CARSHALTON, SUTTON, GREATER LONDON, SM5 4EQ | £1,750,000 | 20/10/2023 | Detached | | 19 BANSTEAD ROAD SOUTH, SUTTON, GREATER LONDON, SM2 5LF | £975,000 | 21/07/2023 | Detached | | 41 BANSTEAD ROAD SOUTH, SUTTON, GREATER LONDON, SM2 5LG | £997,500 | 17/07/2023 | Detached | | 7 THE BYWAY, SUTTON, GREATER LONDON, SM2 5LE | £1,100,000 | 13/07/2023 | Detached | | 26 HARBURY ROAD, CARSHALTON, SUTTON, GREATER LONDON, SM5 4LA | £815,000 | 15/03/2023 | Detached | | 24 WEST WAY, CARSHALTON, SUTTON, GREATER LONDON, SM5 4EW | £1,300,000 | 08/12/2022 | Detached | | 18 CHEVIOT CLOSE, SUTTON, GREATER LONDON, SM2 5SB | £825,000 | 07/11/2022 | Detached | | 31 THE GALLOP, SUTTON, GREATER LONDON, SM2 5RY | £1,725,000 | 03/10/2022 | Detached | | 32 BANSTEAD ROAD SOUTH, SUTTON, GREATER LONDON, SM2 5LG | £1,122,000 | 21/07/2022 | Detached | | 1 THE WARREN, CARSHALTON, SUTTON, GREATER LONDON, SM5 4EQ | £1,300,000 | 07/07/2022 | Detached | | 42 CROSSWAYS, SUTTON, GREATER LONDON, SM2 5LB | £1,300,000 | 11/04/2022 | Detached | | 160 BANSTEAD ROAD, CARSHALTON, SUTTON, GREATER LONDON, SM5 4DW | £1,060,000 | 01/04/2022 | Detached | | 6 BANSTEAD ROAD SOUTH, SUTTON, GREATER LONDON, SM2 5LF | £1,050,000 | 24/03/2022 | Detached | | 3 CHEVIOT CLOSE, SUTTON, GREATER LONDON, SM2 5SB | £810,000 | 24/03/2022 | Detached | | 22 HARBURY ROAD, CARSHALTON, SUTTON, GREATER LONDON, SM5 4LA | £792,000 | 18/03/2022 | Detached | | 46 BANSTEAD ROAD SOUTH, SUTTON, GREATER LONDON, SM2 5LG | £1,250,000 | 18/03/2022 | Detached | | 18 BEECHES WALK, CARSHALTON, SUTTON, GREATER LONDON, SM5 4JT | £1,555,000 | 19/11/2021 | Detached | | 20 BEECHES WALK, CARSHALTON, SUTTON, GREATER LONDON, SM5 4JT | £1,000,000 | 01/11/2021 | Detached | **Area average:** £1,125,825 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £912,857 (7 Detached, SM5, 2024–2026) - **Deviation:** +31.5% ## Rental Range *ONS Price Index of Private Rents (Sutton). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,395/mo - **Realistic:** £1,550/mo - **Optimistic:** £1,705/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,596/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 | |------|------|------|------|------| | 4 Bed Semi-Detached House, Eastleigh Close, SM2 | £2,600/mo | 4 | 0.76 miles | OpenRent | **Average rent: £2,600/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.22% (weak for cashflow) - **Max investor price (0.8%):** £325,000 - **Target investor price (1%):** £260,000 *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 £2,600/mo).* - **Gross yield:** 2.6% - **Cost-to-rent:** 38.5× - **Monthly cashflow:** £-2,411/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -8.3% *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:** £5,240/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 28.6% - **10y growth:** 51.4% ## House Price Index (HM Land Registry) *Official index for Sutton; Detached series; as of April 2026.* - **1y growth (index):** 2.6% - **5y growth (index):** 16.7% - **10y growth (index):** 28.1% ## 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)