# 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

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.

## 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)