Sold STC Maisonette

8A

THE SPINNEY, SUTTON, CHEAM, GREATER LONDON SM3 8JG

2 beds 1 baths 73 m² Listed 24 Jun 2025 (-358d)

£390,000

Offers in Excess of

Reduced on 1 Dec 2025

Save

# 2 bedroom maisonette for sale (SM3 8JG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 8A, THE SPINNEY, SUTTON, CHEAM, GREATER LONDON SM3 8JG |
| Price | £390,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | D |
| Last sold | £402,000 Feb 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 21/11/2027
- **Current heating cost:** £646/year

### Recommendations
- A (350)
- Q (14,000)
- E (50)
- I (3,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8623-7129-5509-6532-6926)

## Description

This beautifully appointed and spacious first floor maisonette benefits from its own private entrance and a fully enclosed rear garden.

Properties of this type are generously sized and are generally bigger than more modern alternatives and would appeal to those who are looking to bridge the gap between an apartment and traditional house.

So whether you are looking to buy your first home, wanting to downsize or looking for a rental investment property, this home ticks all the boxes.

You enter the home via a private front entrance with an inner lobby with stairs to the first floor landing with plenty of fitted storage and doors off to rooms. There is a spacious lounge/dining room with double glazed window to the front aspect overlooking the close and surrounding gardens.

The kitchen is stylish and fully fitted with space and plumbing for kitchen appliances and plenty of worktop space and offers convenient staired access to the rear garden.

Both the bedrooms are well proportioned double rooms with double glazed windows and there is a separate modern family bathroom fitted with a matching contemporary style suite in white with wall mounted cupboard housing the gas central heating boiler system.

Outside the low maintenance rear garden is fully enclosed and mainly paved with space for a storage shed and gate providing handy secure entry via the front entrance and kitchen.

There is ample on road parking in the close with no parking restrictions.

Stoneleigh is a highly sought after residential area with a bustling Broadway of shops and restaurants at its heart, as well as a mainline railway station with services to Waterloo every twenty minutes. There is a choice of infant and junior schools within the immediate vicinity and the Historic Nonsuch Park runs alongside the South East side.

Both the M25 and A3 are easily accessible giving a straight forward route to London and both Heathrow and Gatwick international airports.

Tenure: Leasehold 999 from new with currently 950 year remaining.

Ground Rent is £8.40 p/a

Service Charge is Nil

Council Tax Band: Currently '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

- ![THE SPINNEY, (14).jpg](/listings/photos/163747232/566530) - THE SPINNEY, (14).jpg
- ![THE SPINNEY, (3).jpg](/listings/photos/163747232/566531) - THE SPINNEY, (3).jpg
- ![THE SPINNEY, (9).jpg](/listings/photos/163747232/566533) - THE SPINNEY, (9).jpg
- ![THE SPINNEY, (7).jpg](/listings/photos/163747232/566534) - THE SPINNEY, (7).jpg
- ![THE SPINNEY, (1).jpg](/listings/photos/163747232/566535) - THE SPINNEY, (1).jpg
- ![THE SPINNEY, (8).jpg](/listings/photos/163747232/566536) - THE SPINNEY, (8).jpg
- ![THE SPINNEY, (4).jpg](/listings/photos/163747232/566537) - THE SPINNEY, (4).jpg
- ![THE SPINNEY, (2).jpg](/listings/photos/163747232/566539) - THE SPINNEY, (2).jpg
- ![THE SPINNEY, (11).jpg](/listings/photos/163747232/566540) - THE SPINNEY, (11).jpg
- ![THE SPINNEY, (12).jpg](/listings/photos/163747232/566542) - THE SPINNEY, (12).jpg
- ![THE SPINNEY, (5).jpg](/listings/photos/163747232/566543) - THE SPINNEY, (5).jpg
- ![THE SPINNEY, (6).jpg](/listings/photos/163747232/566544) - THE SPINNEY, (6).jpg
- ![THE SPINNEY, (13).jpg](/listings/photos/163747232/566545) - THE SPINNEY, (13).jpg

## Floorplans

- ![The Spinney - L - hi.jpg](/listings/photos/163747232/566547) - The Spinney - L - hi.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/163747232/566548) - EE Rating

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #9633503
- **Address:** 8a The Spinney, London Road, SM3 8JG
- **Certificate Issued:** 06/02/2018
- **Work Completed:** 14/06/2013
- **Items:** 1 door(s)

### FENSA Certificate #11731566
- **Address:** 8a The Spinney, London Road, SM3 8JG
- **Certificate Issued:** 06/02/2018
- **Work Completed:** 26/04/2016
- **Items:** 3 window(s)

### FENSA Certificate #12081390
- **Address:** 8a The Spinney, London Road, SM3 8JG
- **Certificate Issued:** 06/02/2018
- **Work Completed:** 05/09/2016
- **Items:** 3 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8A THE SPINNEY, CHEAM, SUTTON, GREATER LONDON, SM3 8JG | £402,000 | 03/02/2026 | Flat |
| 8A THE SPINNEY, CHEAM, SUTTON, GREATER LONDON, SM3 8JG | £348,000 | 27/04/2018 | 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 |
|---------|-------|------|------|
| YARDLEY COURT FLAT 28 HEMINGFORD ROAD, CHEAM, SUTTON, GREATER LONDON, SM3 8HL | £323,000 | 08/12/2023 | Flat |
| QUEENSFIELD COURT 34 LONDON ROAD, CHEAM, SUTTON, GREATER LONDON, SM3 8JD | £325,000 | 28/11/2023 | Flat |
| BROOK COURT, 78 FLAT 32 WORDSWORTH DRIVE, CHEAM, SUTTON, GREATER LONDON, SM3 8HH | £103,000 | 21/08/2023 | Flat |
| MOUNTFORD HOUSE, 83 FLAT 3 WORDSWORTH DRIVE, CHEAM, SUTTON, GREATER LONDON, SM3 8HH | £425,000 | 15/08/2023 | Flat |
| [Same street] 17 THE SPINNEY, CHEAM, SUTTON, GREATER LONDON, SM3 8JG | £407,500 | 14/07/2023 | Flat |
| WILDOAKS HOUSE, 418 FLAT 3 LONDON ROAD, CHEAM, SUTTON, GREATER LONDON, SM3 8JF | £300,000 | 22/06/2023 | Flat |
| [Same street] 10A THE SPINNEY, CHEAM, SUTTON, GREATER LONDON, SM3 8JG | £370,000 | 10/05/2023 | Flat |
| [Same street] 13A THE SPINNEY, CHEAM, SUTTON, GREATER LONDON, SM3 8JG | £395,000 | 05/05/2023 | Flat |
| 281A MALDEN ROAD, CHEAM, SUTTON, GREATER LONDON, SM3 8ET | £356,000 | 05/05/2023 | Flat |
| 271A MALDEN ROAD, CHEAM, SUTTON, GREATER LONDON, SM3 8ET | £320,000 | 14/04/2023 | Flat |
| SIDMOUTH COURT 5 WORDSWORTH DRIVE, CHEAM, SUTTON, GREATER LONDON, SM3 8HJ | £170,000 | 31/03/2023 | Flat |
| YARDLEY COURT FLAT 58 HEMINGFORD ROAD, CHEAM, SUTTON, GREATER LONDON, SM3 8HL | £361,000 | 28/11/2022 | Flat |
| 497A LONDON ROAD, CHEAM, SUTTON, GREATER LONDON, SM3 8JW | £275,000 | 25/11/2022 | Flat |
| SIDMOUTH COURT 3 WORDSWORTH DRIVE, CHEAM, SUTTON, GREATER LONDON, SM3 8HJ | £190,000 | 17/11/2022 | Flat |
| 13 LEICESTER CLOSE, WORCESTER PARK, SUTTON, GREATER LONDON, KT4 8TJ | £342,000 | 11/11/2022 | Flat |
| YARDLEY COURT FLAT 40 HEMINGFORD ROAD, CHEAM, SUTTON, GREATER LONDON, SM3 8HL | £344,000 | 28/10/2022 | Flat |
| 269 FLAT MALDEN ROAD, CHEAM, SUTTON, GREATER LONDON, SM3 8ET | £375,000 | 27/10/2022 | Flat |
| 5 LEICESTER CLOSE, WORCESTER PARK, SUTTON, GREATER LONDON, KT4 8TJ | £346,000 | 21/10/2022 | Flat |
| [Same street] 10 THE SPINNEY, CHEAM, SUTTON, GREATER LONDON, SM3 8JG | £430,000 | 27/09/2022 | Flat |
| YARDLEY COURT FLAT 2 HEMINGFORD ROAD, CHEAM, SUTTON, GREATER LONDON, SM3 8HL | £320,000 | 27/09/2022 | Flat |
| YARDLEY COURT FLAT 41 HEMINGFORD ROAD, CHEAM, SUTTON, GREATER LONDON, SM3 8HL | £320,000 | 05/09/2022 | Flat |
| 12 LEICESTER CLOSE, WORCESTER PARK, SUTTON, GREATER LONDON, KT4 8TJ | £346,000 | 18/08/2022 | Flat |
| WILLIAM COURT, 85 FLAT 3 WORDSWORTH DRIVE, CHEAM, SUTTON, GREATER LONDON, SM3 8HH | £380,000 | 05/08/2022 | Flat |
| 269 FLAT MALDEN ROAD, CHEAM, SUTTON, GREATER LONDON, SM3 8ET | £360,000 | 31/05/2022 | Flat |
| [Same street] 5A THE SPINNEY, CHEAM, SUTTON, GREATER LONDON, SM3 8JG | £435,000 | 08/03/2022 | Flat |
| [Same street] 19 THE SPINNEY, CHEAM, SUTTON, GREATER LONDON, SM3 8JG | £386,700 | 25/01/2022 | Flat |

**Street average:** £404,033 (6 sales)
**Area average:** £314,050 (20 sales)

## Price vs local average

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

- **Local average:** £296,273 (11 Flat, SM3, 2024–2026)
- **Deviation:** +31.6%

## Rental Range

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

- **Low:** £1,392/mo
- **Realistic:** £1,547/mo
- **Optimistic:** £1,702/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, London Road, SM3 | £1,790/mo | 2 | 0.17 miles | OpenRent |
| 2 Bed Terraced House, Boscombe Road, KT4 | £1,895/mo | 2 | 1.04 miles | OpenRent |

**Average rent: £1,843/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.47% (weak for cashflow)
- **Max investor price (0.8%):** £230,375
- **Target investor price (1%):** £184,300

*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 £1,843/mo).*

- **Gross yield:** 5.7%
- **Cost-to-rent:** 17.6×
- **Monthly cashflow:** £98/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1%

*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:** £5,342/m²

## Capital growth trend

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

- **5y growth:** 11.1%
- **10y growth:** 2.9%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -3.1%
- **5y growth (index):** 3.6%
- **10y growth (index):** 14.5%

## 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)

THE SPINNEY, (14).jpg THE SPINNEY, (3).jpg THE SPINNEY, (9).jpg THE SPINNEY, (7).jpg THE SPINNEY, (1).jpg THE SPINNEY, (8).jpg THE SPINNEY, (4).jpg THE SPINNEY, (2).jpg THE SPINNEY, (11).jpg THE SPINNEY, (12).jpg THE SPINNEY, (5).jpg THE SPINNEY, (6).jpg THE SPINNEY, (13).jpg

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Property details

Tenure

LEASEHOLD (950 years remaining on lease)

Floor area

73 m²

Council tax band

EPC rating

Last sold

£402,000 Feb 2026

Price per m²

£5,342/m²

Local average

£296,273 (+31.6%)

Deprivation

Decile 10 (30,952 of 33,755)

Street crime

191 incidents within 1 mile (Apr 2026)

Key features

Spacious First Floor Maisonette
Private Front Entrance Lobby
Hallway with Fitted Storage
Lounge/Dining Room
Stylish Fully Fitted Kitchen
Two Double Bedrooms
Modern Family Bathroom
Fully Enclosed Low Maintenance Rear Garden
Long 950 Year (approx ) Lease with Nominal Ground Rent Charge
Sought After Close Near Nonsuch Park

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Gas central
Garden: Yes

Description

A larger than average two bedroom first floor maisonette with direct access to a private rear garden situated in a highly sought after close within walking distance of Worcester Park, North Cheam, Stoneleigh Broadway and the Historic Nonsuch Park. Viewing Highly Recommended.

This beautifully appointed and spacious first floor maisonette benefits from its own private entrance and a fully enclosed rear garden.

Properties of this type are generously sized and are generally bigger than more modern alternatives and would appeal to those who are looking to bridge the gap between an apartment and traditional house.

So whether you are looking to buy your first home, wanting to downsize or looking for a rental investment property, this home ticks all the boxes.

You enter the home via a private front entrance with an inner lobby with stairs to the first floor landing with plenty of fitted storage and doors off to rooms. There is a spacious lounge/dining room with double glazed window to the front aspect overlooking the close and surrounding gardens.

The kitchen is stylish and fully fitted with space and plumbing for kitchen appliances and plenty of worktop space and offers convenient staired access to the rear garden.

Both the bedrooms are well proportioned double rooms with double glazed windows and there is a separate modern family bathroom fitted with a matching contemporary style suite in white with wall mounted cupboard housing the gas central heating boiler system.

Outside the low maintenance rear garden is fully enclosed and mainly paved with space for a storage shed and gate providing handy secure entry via the front entrance and kitchen.

There is ample on road parking in the close with no parking restrictions.

Stoneleigh is a highly sought after residential area with a bustling Broadway of shops and restaurants at its heart, as well as a mainline railway station with services to Waterloo every twenty minutes. There is a choice of infant and junior schools within the immediate vicinity and the Historic Nonsuch Park runs alongside the South East side.

Both the M25 and A3 are easily accessible giving a straight forward route to London and both Heathrow and Gatwick international airports.

Tenure: Leasehold 999 from new with currently 950 year remaining.
Ground Rent is £8.40 p/a
Service Charge is Nil
Council Tax Band: Currently '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.

Listed by

Stoneleigh

The Personal Agent

Reference: 163747232

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 22/11/2017

Expiry date: 21/11/2027

Current heating cost: £646/year

Potential heating cost: £330/year

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (350)
50 mm internal or external wall insulation (14,000)
Low energy lighting for all fixed outlets (50)
Replace boiler with new condensing boiler (3,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

The Spinney - L - hi.jpg

EPC Graphs

EE Rating

FENSA Certificates

This property has 3 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #9633503

Property Details

Street: 8a The Spinney

Town: London Road

Postcode: SM3 8JG

Installation Details

Items: 1 door

Certificate Issued: 06/02/2018

Work Completed: 14/06/2013

This certificate data was retrieved from FENSA's database

FENSA Certificate #11731566

Property Details

Street: 8a The Spinney

Town: London Road

Postcode: SM3 8JG

Installation Details

Items: 3 windows

Certificate Issued: 06/02/2018

Work Completed: 26/04/2016

This certificate data was retrieved from FENSA's database

FENSA Certificate #12081390

Property Details

Street: 8a The Spinney

Town: London Road

Postcode: SM3 8JG

Installation Details

Items: 3 windows and 1 door

Certificate Issued: 06/02/2018

Work Completed: 05/09/2016

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

16% since 2018

Event	Date	Price	% change
Sold	03/02/2026 (4 months ago)	£402,000	+15.5%
Sold	27/04/2018 (8 years ago)	£348,000	—

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
YARDLEY COURT FLAT 28 HEMINGFORD ROAD, CHEAM, SUTTON, GREATER LONDON, SM3 8HL	£323,000	08/12/2023	Flat
QUEENSFIELD COURT 34 LONDON ROAD, CHEAM, SUTTON, GREATER LONDON, SM3 8JD	£325,000	28/11/2023	Flat
BROOK COURT, 78 FLAT 32 WORDSWORTH DRIVE, CHEAM, SUTTON, GREATER LONDON, SM3 8HH	£103,000	21/08/2023	Flat
MOUNTFORD HOUSE, 83 FLAT 3 WORDSWORTH DRIVE, CHEAM, SUTTON, GREATER LONDON, SM3 8HH	£425,000	15/08/2023	Flat
Same street 17 THE SPINNEY, CHEAM, SUTTON, GREATER LONDON, SM3 8JG	£407,500	14/07/2023	Flat
WILDOAKS HOUSE, 418 FLAT 3 LONDON ROAD, CHEAM, SUTTON, GREATER LONDON, SM3 8JF	£300,000	22/06/2023	Flat
Same street 10A THE SPINNEY, CHEAM, SUTTON, GREATER LONDON, SM3 8JG	£370,000	10/05/2023	Flat
Same street 13A THE SPINNEY, CHEAM, SUTTON, GREATER LONDON, SM3 8JG	£395,000	05/05/2023	Flat
281A MALDEN ROAD, CHEAM, SUTTON, GREATER LONDON, SM3 8ET	£356,000	05/05/2023	Flat
271A MALDEN ROAD, CHEAM, SUTTON, GREATER LONDON, SM3 8ET	£320,000	14/04/2023	Flat
SIDMOUTH COURT 5 WORDSWORTH DRIVE, CHEAM, SUTTON, GREATER LONDON, SM3 8HJ	£170,000	31/03/2023	Flat
YARDLEY COURT FLAT 58 HEMINGFORD ROAD, CHEAM, SUTTON, GREATER LONDON, SM3 8HL	£361,000	28/11/2022	Flat
497A LONDON ROAD, CHEAM, SUTTON, GREATER LONDON, SM3 8JW	£275,000	25/11/2022	Flat
SIDMOUTH COURT 3 WORDSWORTH DRIVE, CHEAM, SUTTON, GREATER LONDON, SM3 8HJ	£190,000	17/11/2022	Flat
13 LEICESTER CLOSE, WORCESTER PARK, SUTTON, GREATER LONDON, KT4 8TJ	£342,000	11/11/2022	Flat
YARDLEY COURT FLAT 40 HEMINGFORD ROAD, CHEAM, SUTTON, GREATER LONDON, SM3 8HL	£344,000	28/10/2022	Flat
269 FLAT MALDEN ROAD, CHEAM, SUTTON, GREATER LONDON, SM3 8ET	£375,000	27/10/2022	Flat
5 LEICESTER CLOSE, WORCESTER PARK, SUTTON, GREATER LONDON, KT4 8TJ	£346,000	21/10/2022	Flat
Same street 10 THE SPINNEY, CHEAM, SUTTON, GREATER LONDON, SM3 8JG	£430,000	27/09/2022	Flat
YARDLEY COURT FLAT 2 HEMINGFORD ROAD, CHEAM, SUTTON, GREATER LONDON, SM3 8HL	£320,000	27/09/2022	Flat
YARDLEY COURT FLAT 41 HEMINGFORD ROAD, CHEAM, SUTTON, GREATER LONDON, SM3 8HL	£320,000	05/09/2022	Flat
12 LEICESTER CLOSE, WORCESTER PARK, SUTTON, GREATER LONDON, KT4 8TJ	£346,000	18/08/2022	Flat
WILLIAM COURT, 85 FLAT 3 WORDSWORTH DRIVE, CHEAM, SUTTON, GREATER LONDON, SM3 8HH	£380,000	05/08/2022	Flat
269 FLAT MALDEN ROAD, CHEAM, SUTTON, GREATER LONDON, SM3 8ET	£360,000	31/05/2022	Flat
Same street 5A THE SPINNEY, CHEAM, SUTTON, GREATER LONDON, SM3 8JG	£435,000	08/03/2022	Flat
Same street 19 THE SPINNEY, CHEAM, SUTTON, GREATER LONDON, SM3 8JG	£386,700	25/01/2022	Flat

Street average: £404,033 (6 sales)

Area average: £314,050 (20 sales)

Capital growth trend

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

5y growth 11.1%

10y growth 2.9%

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

1y (index) -3.1%

5y (index) 3.6%

10y (index) 14.5%

Rental Range

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

Low £1,392/mo

Realistic £1,547/mo

Optimistic £1,702/mo

Based on Local Authority from postcode lookup → Sutton.

LHA (30th percentile) floor for Outer South London: £1,197/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SM3 8JG

Nearby

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

Type	Name	Distance
Bus stop	Oaks Avenue	0.1 miles
Shop	Cheers Winemaking and Brewing	0.5 miles
Shop	Aldi	0.6 miles
Train station	Stoneleigh	0.8 miles
Train station	Cheam	1.1 miles
Hospital	Queen Mary's Childrens' Hospital	2.1 miles
Hospital	SpaMedica Epsom	2.6 miles
University	Horton Halls Reception	5.3 miles
University	BIMM Institute London	7.9 miles

Street-level crime

Category	Count
Violence and sexual offences	49
Anti-social behaviour	41
Other theft	18
Shoplifting	16
Vehicle crime	15
Criminal damage and arson	14
Burglary	10
Public order	10
Drugs	7
Other crime	4
Theft from the person	4
Bicycle theft	1
Possession of weapons	1
Robbery	1
Total incidents	191

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
Meadow Primary School	Primary	0.3 miles	Good — 15 Nov 2022
Nonsuch Primary School	Primary	0.4 miles	Good — 27 Nov 2018
Cheam Fields Primary Academy	Primary	0.5 miles	— (Inspected (no overall grade))
Cheam High School	Secondary	0.5 miles	Outstanding — 9 Mar 2015
Brookways School	Other	0.6 miles	Requires improvement — 16 Mar 2023

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, London Road, SM3	£1,790/mo	2	0.17 miles	OpenRent
2 Bed Terraced House, Boscombe Road, KT4	£1,895/mo	2	1.04 miles	OpenRent

Average rent: £1,843/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.47%

Max investor price (0.8%) £230,375

Target investor price (1%) £184,300

Gross yield 5.7%

Cost-to-rent ratio 17.6×

Monthly cashflow £98/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 1%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).

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