# 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 |
| 1 GARFIELD ROAD, ADDLESTONE, RUNNYMEDE, SURREY, KT15 2NS | £391,000 | 08/07/2022 | Semi-detached |
| 81 CROCKFORD PARK ROAD, ADDLESTONE, RUNNYMEDE, SURREY, KT15 2LN | £650,000 | 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

## 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, Garfield Road, KT15 | £1,400/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Bungalow, Franklands Drive, KT15 | £1,890/mo | 2 | 1.19 miles | OpenRent |

**Average rent: £1,645/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.4% (weak for cashflow)
- **Max investor price (0.8%):** £205,625
- **Target investor price (1%):** £164,500

*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 OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,645/mo).*

- **Gross yield:** 4.8%
- **Cost-to-rent:** 21×
- **Monthly cashflow:** £-179/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.8%

*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:** £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)