About £540,000, and that's the middle of the market, not the top of it. Detached houses cost the most by a distance. Semis and terraces sit well below the headline. Flats barely come up. If you expected a village discount, this isn't the village for it.
The Land Registry recorded 59 sales in the year to mid-May 2026, with a median of £540,000. The detached end is where the money goes: 19 sales at a median of £875,000. Semis managed £465,000 across 17 sales, and terraces about £436,000 across 20. Three flats sold at a median of £325,000, a sample small enough to fit in one estate agent's window and too small to tell you anything. The £540,000 headline is an average of two different markets. The family semi and the terrace are in reach for a good salary. The detached house with a garden that makes you say yes is a different budget.
The house price index for the area put the average at about £477,000 in May 2026, down about 5% on a year earlier. Flats fell further, down about 7% over the same period. Over five years the index is up about 3%, which is a long time to wait for not much. None of that predicts the next year. What it does tell you is that anyone who priced their house on the peak and hasn't dropped it yet is likely still waiting for a buyer.
Band D is the most common council-tax band here, and only about 10% of homes are in bands A or B. A band D bill across Tandridge comes to about £2,600 a year. Band A is about £1,730 and band H about £5,190, so a bigger house raises your council tax as well as your mortgage.
Renting doesn't escape the postcode either. The typical private rent across the Tandridge area was about £1,610 a month as of April 2026, up 3% on a year earlier. That's a district-wide mean from the Office for National Statistics' rent index, not a figure for these villages and not a median of listings. By size, Tandridge averages about £1,140 for a one-bed, £1,440 for a two-bed, £1,800 for a three-bed and £2,780 for four bedrooms or more. There's no figure for studios or single rooms, and asking for one tells you something about the kind of place this is.
Median gross household income, before tax, was about £71,000 in the financial year to March 2023, the Office for National Statistics' modelled figure for the area. After tax that comes to about £52,000. Against a £540,000 median sale, even a well-paid household is borrowing hard or bringing equity from a previous sale. Most of the buyers who manage it did the second. The people who think a good salary alone gets them a detached house here tend to learn otherwise at the mortgage appointment.
Of the sales that could be matched to an energy certificate's floor area, 33 in all or about 56% of them, the median price was about £5,670 per square metre. The typical floor area behind those sales was 84 square metres. That's the size of a sensible family home, not the rambling cottage in the brochure.
Census 2021 counted about 9% of homes with one bedroom, 25% with two, 36% with three and 30% with four or more. Three bedrooms is the default here, and nearly a third of homes have four or more. That's why the one-bed starter flat hardly exists in this market.
South Nutfield is poor value. You pay Surrey prices for ordinary floor space, and the index has started to push back on them.