Eden Grove, Staines-upon-Thames: a Berkeley scheme beside Heathrow
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Hello everyone. Minutes from Heathrow, Berkeley quality in a town on the Thames, £450,000and up. Today Eden Grove is what we are looking at today!
For prices, taxes and the whole buying process, see our guide: UK Property Guide
Apartment types, current price range and location: see the project page
Just outside west London, Staines-upon-Thames’te, Berkeley Group a planned scheme developed by, through the regeneration of a former industrial site. Contemporary one, two and three bedroom apartments; most with a balcony or terrace. Landscaped green space, footpaths, sports areas, children’s play areas, social spaces for residents and commercial units. Yes, you read that correctly: right beside Heathrow, in a river town.
Prices
- One bedroom apartments: £450,000and up
- one, two and three bedroom options
- Apartment size: 50 m²and up
- Handed over in stages, with new phases still running
- Address: Fairfield Avenue, Staines-upon-Thames, Surrey TW18
Buying Berkeley quality from £450,000 is close to impossible inside London. Compare it with the same developer’s Trillium (Paddington, £995,000) or White City Living (£680,000): the same standard, at a far more reachable entry point. the advantages of buying a new build home on a sensible budget.
Why Eden Grove?
the Heathrow factor: Staines is one of the closest settlements to Heathrow. The airport is one of the largest single employment centres in England and tens of thousands of people work there. That means, in the area, steady, dependable rental demand: the staff of aviation, logistics and hospitality and of the international company headquarters nearby.
- Staines railway station: direct services to London Waterloo
- Heathrow Airport, a very short distance away; employment in the aviation and logistics sectors
- the M25 and M3 quick access to the motorways
- the River Thames and riverside walks within the town
- Windsor, Ascot and Richmond a few minutes away
International company headquarters: Staines and the area around it host the United Kingdom headquarters of many international companies. That draws a tenant profile which rents on a company budget, pays regularly and stays a long time, which is ideal from an investor’s point of view.
Daily life: the rhythm of a river town
The train to Waterloo in the morning, or fifteen minutes by car to Heathrow. A walk along the Thames at lunchtime: the riverside is the finest thing about Staines. The town’s restaurants and pubs in the evening. At the weekend Windsor Castle, the races at Ascot or a boat trip along the Thames. A location away from London’s density but close to everything.
Eden Grove rental yield
Heathrow demand and a sensible entry price produce a good yield. One bedroom apartments usually let for £1,500 to £1,750, 2+1s £1,850 to £2,050 a month. That puts the gross rental yield in the 4-4.7% band.
Tenant profile: staff in the aviation, logistics and hospitality sectors at and around Heathrow, the personnel of the international company headquarters in Staines, and professionals commuting to London. The strongest thing about Heathrow demand is stability, it is less affected by economic swings than districts centred on finance. For areas with a similar profile, high yield buy to let areas is worth a look.
The shared areas and the details that set Eden Grove apart
- Landscaped green space: landscaping between the blocks, for residents only.
- Footpaths: spread through the scheme and part of daily life.
- Sports facilities: fitness and outdoor facilities for residents.
- Children’s play areas: designed with families in mind.
- Residents’ social spaces: shared living and meeting areas.
- Commercial units: within the scheme, for everyday needs.
- Balcony or terrace in most apartments: integrated fitted kitchen and modern bathrooms as standard.
Energy efficiency and comfort
Berkeley standard insulation, high performance windows and efficient central systems; the apartments are typically EPC B band. Against the post war building stock of Staines and the area around it the difference in the annual bill is plain. If you let the property you are also ready for the tightening minimum energy standards in the United Kingdom.
Who is buying?
This project draws two groups. The first is yield focused investors: thanks to Heathrow demand this is an area where you will not struggle to find a tenant, and the Berkeley name gives confidence. The second is professionals working around Heathrow and business people who travel often. And buyers who do not want to pay London prices but will not give up Berkeley quality.
Frequently asked questions
Is there aircraft noise? Staines is a settlement close to Heathrow and aircraft can be heard at some points. That is already reflected in prices in the area. We take the matter into account when choosing the aspect and the position, and can identify the least affected apartments for you.
Does Staines count as London? No, Staines-upon-Thames is in Surrey and outside the London boundary. There are direct trains to Waterloo but this is not a London address. The area’s strength is its proximity to Heathrow and its balance of price and quality.
The project is phased, which phase should I buy? Earlier phases are usually cheaper; later phases complete sooner and sit in a more settled setting. We decide together, according to your goal.
What is the tenure? Leasehold: Berkeley schemes typically grant a term of up to 999 years.
Can I buy remotely from abroad? Yes. For the details, our remote property purchase guide page.
Can I use a mortgage? Foreign buyers can normally borrow up to 65-75% of the value. UK mortgages for foreign nationals is worth reading.
Total cost: what you actually pay when you buy at Eden Grove
Many overseas buyers look only at the apartment price and meet a surprise at completion. Let us work out the real cost on a £450,000 apartment. Stamp duty (SDLT) in the United Kingdom is banded: 0% up to £125,000, then 2%, 5%, 10% and 12%. On top of that, non-residents pay a 2% surcharge, and if you already own another home, a further 5% additional dwelling rate applies.
| Item | If it will be your only home | If it will be an additional home |
|---|---|---|
| Property price | £450,000 | £450,000 |
| Stamp duty (SDLT) | £21,500 | £44,000 |
| Legal fees | £1,500 to £3,000 | £1,500 to £3,000 |
| Searches and Land Registry fees | about £800 | about £800 |
| Approximate total | £473,800 | £497,800 |
With a mortgage there are also valuation and bank charges, and if you let the property, management commission and income tax. The figures above are indicative, based on a £450,000 entry price; we prepare the exact calculation for your own scenario.
The Eden Grove buying process, step by step
If you are buying from another country, the process runs like this:
- 1. Choosing the apartment and reserving it. We go through the floor plans, the aspect and the view. The apartment you choose is usually held with a reservation fee of £5,000 to £10,000.
- 2. Appointing a solicitor. An independent English property solicitor (conveyancer) is appointed. That solicitor acts for you, not for the developer.
- 3. Identity and source of funds checks. You will be asked for a passport, proof of address and documents showing the source of your funds. This step is compulsory in the United Kingdom, and having the papers ready shortens the process.
- 4. Exchange of contracts and deposit. Contracts are usually exchanged within 21 days of the reservation, with a 10% deposit. The signature can be given digitally from abroad.
- 5. Stage payments. In off plan projects these follow the payment schedule; for completed apartments the step is skipped.
- 6. Completion. The remaining balance and the stamp duty are paid and the title is registered in your name. For completed apartments this stage can take four to eight weeks.
You can run the whole process from your own country; you do not have to travel to the United Kingdom.
Risks and what to watch for
We have set out the strengths; in fairness there are points to watch as well. For Eden Grove, these are the ones worth pausing on:
- Aircraft noise: Staines is close to Heathrow; aircraft can be heard at some points and the choice of aspect matters.
- Not a London address: Staines is in Surrey; there are direct trains to Waterloo but it is outside the London boundary.
- Phased project: construction continues around the newer phases.
- A tenant pool tied to Heathrow: aviation is a stable sector but it carries the risk of concentrating on a single employment centre.
None of this makes the project a bad one, but there is a wide gap between buying with your eyes open and finding out afterwards. We give every client this list up front.
How does Eden Grove compare with the alternatives?
Before you decide, it is worth looking at the other projects in the same budget band:
- Lampton Parkside: an alternative inside the London boundary, supported by the same Heathrow demand.
- The Green Quarter: ten minutes to Heathrow on the Elizabeth Line, inside London.
- Kew Bridge Rise: for anyone after greenery and proximity to the river in west London.
We can work out together which project fits your goal, judged on budget, intended use and exit plan. For an overview, our guide to UK property investment for international buyers is worth reading too.
Answers to the most common questions on this topic: Which UK Cities Have the Highest Rental Yields?
