Sold STC Semi-detached

48 BOIS HALL ROAD

ADDLESTONE, SURREY KT15 2JL

2 beds 1 baths 59 m² Listed 8 Sep 2025 (-317d)

£415,000

Guide Price

Reduced on 29 Sep 2025

Save

# 2 bedroom semi-detached house for sale (KT15 2JL)

## Property Details

| Key | Value |
|-----|-------|
| Address | 48 BOIS HALL ROAD, ADDLESTONE, SURREY KT15 2JL |
| Price | £415,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | D |
| Last sold | £400,000 Apr 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 01/12/2034
- **Current heating cost:** £929/year
- **Est. upgrade cost to C:** £19,500

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0729-3944-6202-0204-7200)

## Description

Offered to the market with no onward chain is this two bedroom semi detached house with a private garden,  ideally located less than a half a mile from Addlestone train station and town centre. On the ground floor accommodation comprises of a living room with wood flooring and fireplace, a large fitted kitchen with space for dining with doors leading out onto a private garden.  The first floor houses two double bedrooms and modern bathroom with shower over bath. Externally, the rear garden is mainly laid to lawn with side access, and to the front is a block paved driveway for 2 vehicles.

## Property Photos

- ![front](/listings/photos/166706756/1174414) - front
- ![reception room](/listings/photos/166706756/1174415) - reception room
- ![kitchen](/listings/photos/166706756/1174416) - kitchen
- ![reception room](/listings/photos/166706756/1174417) - reception room
- ![kitchen](/listings/photos/166706756/1174418) - kitchen
- ![bedroom 1](/listings/photos/166706756/1174419) - bedroom 1
- ![bedroom 1](/listings/photos/166706756/1174420) - bedroom 1
- ![bathroom](/listings/photos/166706756/1174421) - bathroom
- ![bathroom](/listings/photos/166706756/1174422) - bathroom
- ![bed 2](/listings/photos/166706756/1174423) - bed 2
- ![garden](/listings/photos/166706756/1174424) - garden

## Floorplans

- ![Floorplan](/listings/photos/166706756/1174425) - Floorplan

## EPC Graphs

- ![EE Rating](/listings/photos/166706756/1174426) - EE Rating

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #9332311
- **Address:** 48 Bois Hall Road, ADDLESTONE, KT15 2JL
- **Certificate Issued:** 11/02/2013
- **Work Completed:** 24/01/2013
- **Items:** 6 window(s), 3 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 48 BOIS HALL ROAD, ADDLESTONE, RUNNYMEDE, SURREY, KT15 2JL | £400,000 | 07/04/2026 | Semi-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 |
|---------|-------|------|------|
| 18 DERWENT CLOSE, ADDLESTONE, RUNNYMEDE, SURREY, KT15 2JQ | £395,000 | 11/11/2025 | Semi-detached |
| 25 BOIS HALL ROAD, ADDLESTONE, RUNNYMEDE, SURREY, KT15 2JJ | £427,000 | 16/07/2025 | Semi-detached |
| [Same street] 45 BOIS HALL ROAD, ADDLESTONE, RUNNYMEDE, SURREY, KT15 2JL | £372,000 | 07/11/2023 | Semi-detached |
| 23 JUBILEE CRESCENT, ADDLESTONE, RUNNYMEDE, SURREY, KT15 2JU | £420,000 | 13/07/2023 | Semi-detached |
| 64 CROCKFORD PARK ROAD, ADDLESTONE, RUNNYMEDE, SURREY, KT15 2LU | £900,000 | 06/06/2023 | Semi-detached |
| 21 JUBILEE CRESCENT, ADDLESTONE, RUNNYMEDE, SURREY, KT15 2JU | £425,000 | 18/07/2022 | Semi-detached |
| 81 CROCKFORD PARK ROAD, ADDLESTONE, RUNNYMEDE, SURREY, KT15 2LN | £650,000 | 08/07/2022 | Semi-detached |
| 1 GARFIELD ROAD, ADDLESTONE, RUNNYMEDE, SURREY, KT15 2NS | £391,000 | 08/07/2022 | Semi-detached |
| 19 JUBILEE CRESCENT, ADDLESTONE, RUNNYMEDE, SURREY, KT15 2JU | £375,000 | 30/06/2022 | Semi-detached |
| 83 CROCKFORD PARK ROAD, ADDLESTONE, RUNNYMEDE, SURREY, KT15 2LN | £595,000 | 31/05/2022 | Semi-detached |
| 29 BOIS HALL ROAD, ADDLESTONE, RUNNYMEDE, SURREY, KT15 2JJ | £425,000 | 24/02/2022 | Semi-detached |
| 96 BOIS HALL ROAD, ADDLESTONE, RUNNYMEDE, SURREY, KT15 2JW | £600,000 | 03/12/2021 | Semi-detached |
| [Same street] 39 BOIS HALL ROAD, ADDLESTONE, RUNNYMEDE, SURREY, KT15 2JL | £425,000 | 22/11/2021 | Terraced |
| 61 CROCKFORD PARK ROAD, ADDLESTONE, RUNNYMEDE, SURREY, KT15 2LJ | £700,000 | 29/09/2021 | Semi-detached |

**Street average:** £398,500 (2 sales)
**Area average:** £525,250 (12 sales)

## Price vs local average

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

- **Local average:** £476,003 (31 Semi-detached, KT15, 2024–2026)
- **Deviation:** -12.8%

## Rental Range

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

- **Low:** £1,418/mo
- **Realistic:** £1,575/mo
- **Optimistic:** £1,733/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,209/mo

## 1% Rule

- **Rent ratio:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £196,875
- **Target investor price (1%):** £157,500

*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:** £7,034/m²

## Capital growth trend

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

- **5y growth:** -1.2%
- **10y growth:** 16.7%

## House Price Index (HM Land Registry)

*Official index for Runnymede; Semi-detached series; as of April 2026.*

- **1y growth (index):** 2.8%
- **5y growth (index):** 13.9%
- **10y growth (index):** 26.8%

## 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)

front reception room kitchen reception room kitchen bedroom 1 bedroom 1 bathroom bathroom bed 2 garden

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Property details

Tenure

FREEHOLD

Floor area

59 m²

Council tax band

EPC rating

Last sold

£400,000 Apr 2026

Price per m²

£7,034/m²

Local average

£476,003 (-12.8%)

Deprivation

Decile 8 (25,110 of 33,755)

Street crime

147 incidents within 1 mile (May 2026)

Key features

Two Bedrooms
Off Street Parking
Private Garden
Short Walk to Town
Close to Train Station
No Chain

Additional details

Parking: Yes
Garden: Yes

Description

Offered to the market with no onward chain is this two bedroom semi detached house with a private garden, ideally located less than a half a mile from Addlestone train station and town centre. On the ground floor accommodation comprises of a living room with wood flooring and fireplace, a large fitted kitchen with space for dining with doors leading out onto a private garden. The first floor houses two double bedrooms and modern bathroom with shower over bath. Externally, the rear garden is mainly laid to lawn with side access, and to the front is a block paved driveway for 2 vehicles.

Listed by

Addlestone

Grants Independent

Reference: 166706756

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 02/12/2024

Expiry date: 01/12/2034

Current heating cost: £929/year

Potential heating cost: £532/year

Est. upgrade cost to C: £19,500

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

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EE Rating

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #9332311

Property Details

Street: 48 Bois Hall Road

Town: ADDLESTONE

Postcode: KT15 2JL

Installation Details

Items: 6 windows and 3 doors

Certificate Issued: 11/02/2013

Work Completed: 24/01/2013

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

Event	Date	Price	% change
Sold	07/04/2026 (3 months ago)	£400,000	—

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
18 DERWENT CLOSE, ADDLESTONE, RUNNYMEDE, SURREY, KT15 2JQ	£395,000	11/11/2025	Semi-detached
25 BOIS HALL ROAD, ADDLESTONE, RUNNYMEDE, SURREY, KT15 2JJ	£427,000	16/07/2025	Semi-detached
Same street 45 BOIS HALL ROAD, ADDLESTONE, RUNNYMEDE, SURREY, KT15 2JL	£372,000	07/11/2023	Semi-detached
23 JUBILEE CRESCENT, ADDLESTONE, RUNNYMEDE, SURREY, KT15 2JU	£420,000	13/07/2023	Semi-detached
64 CROCKFORD PARK ROAD, ADDLESTONE, RUNNYMEDE, SURREY, KT15 2LU	£900,000	06/06/2023	Semi-detached
21 JUBILEE CRESCENT, ADDLESTONE, RUNNYMEDE, SURREY, KT15 2JU	£425,000	18/07/2022	Semi-detached
81 CROCKFORD PARK ROAD, ADDLESTONE, RUNNYMEDE, SURREY, KT15 2LN	£650,000	08/07/2022	Semi-detached
1 GARFIELD ROAD, ADDLESTONE, RUNNYMEDE, SURREY, KT15 2NS	£391,000	08/07/2022	Semi-detached
19 JUBILEE CRESCENT, ADDLESTONE, RUNNYMEDE, SURREY, KT15 2JU	£375,000	30/06/2022	Semi-detached
83 CROCKFORD PARK ROAD, ADDLESTONE, RUNNYMEDE, SURREY, KT15 2LN	£595,000	31/05/2022	Semi-detached
29 BOIS HALL ROAD, ADDLESTONE, RUNNYMEDE, SURREY, KT15 2JJ	£425,000	24/02/2022	Semi-detached
96 BOIS HALL ROAD, ADDLESTONE, RUNNYMEDE, SURREY, KT15 2JW	£600,000	03/12/2021	Semi-detached
Same street 39 BOIS HALL ROAD, ADDLESTONE, RUNNYMEDE, SURREY, KT15 2JL	£425,000	22/11/2021	Terraced
61 CROCKFORD PARK ROAD, ADDLESTONE, RUNNYMEDE, SURREY, KT15 2LJ	£700,000	29/09/2021	Semi-detached

Street average: £398,500 (2 sales)

Area average: £525,250 (12 sales)

Capital growth trend

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

5y growth -1.2%

10y growth 16.7%

House Price Index (HM Land Registry — official index, not sold-price averages): Runnymede. Series: Semi-detached. As of April 2026.

1y (index) 2.8%

5y (index) 13.9%

10y (index) 26.8%

Rental Range

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

Low £1,418/mo

Realistic £1,575/mo

Optimistic £1,733/mo

Based on Local Authority from postcode lookup → Runnymede.

LHA (30th percentile) floor for Walton: £1,209/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View KT15 2JL

Nearby

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

Type	Name	Distance
Shop	Addlestone Model Centre	0.2 miles
Shop	Moore Allsorts	0.2 miles
Bus stop	Tesco	0.3 miles
Bus stop	Addlestone Railway Station	0.3 miles
Train station	Addlestone	0.3 miles
Train station	Weybridge	1.2 miles
Hospital	Cobham Day Surgery	4.0 miles
Hospital	Hounslow Medical Centre	8.4 miles
University	MySurrey Hive	9.8 miles
University	University Hall	9.8 miles

Street-level crime

Category	Count
Violence and sexual offences	45
Anti-social behaviour	33
Shoplifting	20
Public order	14
Other theft	11
Criminal damage and arson	9
Possession of weapons	6
Other crime	3
Burglary	2
Vehicle crime	2
Bicycle theft	1
Drugs	1
Total incidents	147

Within 1 mile during May 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
Darley Dene Primary School	Primary	0.2 miles	Good — 21 Jul 2024
Sayes Court School	Primary	0.4 miles	Good — 30 Nov 2022
St George's College Weybridge	Other	0.7 miles	— (No rating)
St Paul's CofE Primary School	Primary	0.8 miles	Good — 24 Jan 2023
Jubilee High School	Secondary	0.9 miles	Good — 17 Jul 2015

Rental Comparables

Rental listings exist nearby, but none matched the 2-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.38%

Max investor price (0.8%) £196,875

Target investor price (1%) £157,500

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).