What Happened at No. 13

by Saskia Sarginson

Preorder the BRAND NEW gripping psychological thriller from Richard and Judy bestselling author of The Twins, Saskia Sarginson WARNING ⚠️ This thriller from bestselling Richard & Judy author, Saskia Sarginson, is GUARANTEED to keep you up all night! 💥 A must-read for fans of Freida McFadden, Claire Douglas and Lisa Jewell! When Rosie inherits No.13 Arundel Crescent from the birth parents she never knew, the large house in London’s upmarket Notting Hill feels like a dream come true, at first...

But dreams can become nightmares.

The house is crumbling around her and has conditions attached. She can’t sell it on, and before long, she’s forced to take in lodgers, just to pay the bills.

Meanwhile the truth about what happened to her parents is about to surface. And someone – who will stop at nothing – has a dark plan to take everything that belongs to Rosie, and more…

A completely unputdownable thriller, that will chill you to the bone. Available now!

Readers love Saskia ‘Utterly engrossing… I was compulsively turning the pages until late into the night… The ending was mind-blowing. A marvellous read and a haunting story that will stay with me.’ Bestselling author, Rona Halsall

‘A beautifully crafted story with a sting in its tail. Did I see that coming? No, I did not.’ Bestselling author, Diane Saxon

‘Brilliantly written. A clever engaging book that had me hooked from the first page.’ Bestselling author, JA Baker

‘Haunting, clever and captivating, with a jaw-dropping ending which floored me…’ Bestselling author, Natasha Boydell

‘This took over my entire life until I had finished it! Such an original premise and it’s brought to life so vividly… The twists and turns had my head spinning and just when I thought I knew what was going on, I was completely blindsided again! Amazing. A perfect thriller!’ Reader Review ⭐⭐⭐⭐⭐

‘Had my head in a complete spin… I loved everything about this book… A must read for psychological thriller fans.’ Reader Review ⭐⭐⭐⭐⭐

‘I was completely blindsided by the twist in the end.’ Reader Review ⭐⭐⭐⭐⭐

‘Brilliant!… Had me turning the pages at an alarming rate right up to the shocking end.’ Reader Review ⭐⭐⭐⭐⭐

‘I was hooked… Packed with twists and turns that kept me guessing until the very end. The shocking conclusion left me reeling—I definitely didn’t see it coming!… Thrilling and unforgettable!’ Reader Review ⭐⭐⭐⭐⭐

‘A wild ride… It ended with a bang! I inhaled the last 50% of the book, it was so good.’ Reader Review ⭐⭐⭐⭐⭐

Genres: Thriller, Thriller Suspense, Fiction, Mystery

377 pages, Kindle Edition

Published February 18, 2026

About the author

Saskia grew up in Suffolk and now lives in London. She is the mother of four children, including identical twin girls. She has a B.A hons in English Literature from Cambridge and an M.A in Creative Writing from Royal Holloway. She's worked as a Health & Beauty Editor,freelance journalist, ghost-writer and script reader. As well as writing and reading, she loves tango dancing and dog walking,

Reviews

[Jayne · Rating 4 out of 5]

What happens when a successful fashion editor suddenly inherits a crumbling Notting Hill townhouse from birth parents she never knew?

Buckle up, and get ready for an unsettling, emotionally jolting, and twisty ride.

This razor-sharp, high-octane revenge thriller also did a superb job of poignantly portraying the fallout of cancel culture.

The author's weaving of past and present timelines was seamless, slowly peeling back layers of a decades-old secrets without ever losing momentum.

WHY NOT 5 STARS?
The end of the book twists strained credibility....especially the final twist.

I listened to the audiobook, expertly narrated by Charlotte Worthing.

Charlotte Worthing, as always, gave an outstanding performance.

[Sherri Thacker · Rating 4 out of 5]

Mother of the year - absolutely not! What a dark twisted thriller by a new to me author. I could not put this book down and it had some serious twists especially at the end! Thanks to NetGalley and the publisher for this early release in exchange for my honest review.

[Angelie · Rating 4 out of 5]

This fun read was full of shady characters, but all of them carried some intrigue, and even some had levels of likability. Very atmospheric and creepy, with moments of suspense. This was a great read, well paced, with twists and turns. Some of the twists were anticipated, but in a way that felt refreshingly not outrageous. The twists read more like bread crumbs, making you connect to the story from start to finish. Out today and free for those with kindle unlimited.

Thank you NetGalley and Boldwood Books for this ARC in exchange for an honest review.

[Katherine Hayward Pérez · Rating 5 out of 5]

After The Bench and Identical, I was waiting for another novel by Saskia Starginson. What Happened at No. 13 has a title that is very mysterious. I wanted to know. The prologue was shocking and gripping.

Rosie and her boyfriend Eli were well-created characters. Arundel Crescent is atmospheric. I was shocked by the house’s appearance.

I was grateful to Rosie’s grandmother for leaving the home in a trust to avoid taxes as I thought that was considerate. Her backstory was inspiring.

I felt sad for Rosie when hearing of her parents’ death. Her adoptive parents’ characters were well created too. I felt uneasy around her adoptive mother at times. I was concerned for her father and his welfare in a nursing home.

It was both eerie and fun going on the tour of 13 Arundel Crescent, Rosie’s nursery/childhood bedroom was visually created. There’s a huge sense of nostalgia there. The descriptions of the house and what Rosie imagines being a baby with her birth parents must have been like were heartfelt and powerful.

What Happened at No. 13 is a novel of contrasts: the wealthy neighborhood of Notting Hill and the contrast of the run-down home Rosie inherits. Her excitement at first and then how she felt when realizes there are conditions attached to the home.

Notting Hill, in urban London versus suburban Kent, where Rosie grew up.

The question in Rosie’s mind of who would have loved her more: her birth, or adoptive, parents. As well as how her mind imagined what growing up in her birth parents’ home in Notting Hill would have been like.

There are so many twists and I loved this book. What Happened at No. 13 is a book that is totally absorbing and engrossing. I loved every word. It’s very cleverly written to evoke emotions from the reader. I felt curiosity, happiness, sadness, and unease.

What Happened at No.13 is memorable and one of my favorite thrillers of 2026. The ending was great.

5 stars

Thanks to Saskia Starginson and Boldwood Books for my eARC in exchange for an honest and voluntary review.

[Susan Johnston · Rating 5 out of 5]

Rosie’s life is perfect. She is a high flying influencer with her dream job and she has just learned she has a life interest in a house in Notting Hill. When it starts to unravel, it does so at a blistering pace that leaves her reeling. Some of it is of her own making. She had been living a shallow but glamorous life. Into her shattered existence comes a young woman with an agenda set by her mum who must go down in the annals of the worst mothers of all time. Susan has no idea what or why her mother has such dastardly plans for Rosie but is coerced into doing her wicked bidding.

Susan is doing her best to alienate Rosie from her boyfriend and another lodger. She seems to have done her job well until Rosie learns how much her life has been built on lies. No one is whom they purport to be. The psychological games lead Rosie down the rabbit hole. The reader goes on the downward trajectory and as the layers of Rosie’s backstory are revealed, there will be surprises galore. I did have a good idea of some of them but there were others that left me staggered. The final big one caught me completely off guard. I love it.

I get lots of satisfaction sussing things out. But when a story pivots into unexpected territory, it delights me. If you are like me, you will enjoy this read thoroughly. Five purrs and two paws up.

[VickydpBooks · Rating 4 out of 5]

I enjoyed this book and I got the storyline pretty quick. Releases tomorrow!!

Perfect for fans of Freida McFadden, Claire Douglas and Lisa Jewell!

Meanwhile the truth about what happened to her parents is about to surface. And someone – who will stop at nothing – has a dark plan to take everything that belongs to Rosie.

A completely unputdownable thriller, that will chill you to the bone.

[Laura Smith · Rating 5 out of 5]

WHAT HAPPENED AT NO. 13 BY SASKIA SARGINSON.
5 ✨ ✨ ✨ ✨ ✨s.
This is a domestic suspense thriller and I was all here for it.
I started this book and before I knew it I was finished. I really enjoyed it and so very much looking forward to reading another by this author.

[Jayne Burnett · Rating 4 out of 5]

This is a Rollercoaster read! Filled with unexpected twists!
Rosie is the main character, she has inherited, from her biological parents who she does not remember, a lifelong tenancy in a dream house in the perfect area. It has been neglected for many years, dust, rotting carpets, an overgrown garden, it needs a lot of work, but Rosie is delighted and determined to make it habitable asap.
As soon as she moves in, everything in her life starts to go wrong! She is a fashion editor for a well known magazine, whilst at a photo shoot she is accused of stealing and the magazine decide to let her go,
The story is told from multiple POV, Rosie herself, her adoptive mum Sally, her biological mum Violet and a cleaner called Susan.
Rosie has always been led to believe by her adoptive parents that her biological parents died in a fatal car accident, but has now found out that this is not the case , what other secrets is the old house harbouring?
She takes in two lodgers who have turned up from nowhere, she is hoping this will help with bills as she is struggling to make ends meet since she lost her job. Both lodgers also have secrets and Rosie is not sure if either of them can be trusted and to top it all her boyfriend is behaving strangely and she is having doubts about him too,
The story is fast paced, dark and has lots of twists, it all comes together well the end I loved the book and highly recommend, it’s my favourite book to date by this talented author.
Many thanks to NetGalley and Boldwood Books for an ARC of this book in exchange for a review. 4.5 stars

[Guy Hamilton · Rating 1 out of 5]

Utterly tedious and unoriginal novel, not a shred of originality.
The plot could have been created by Chat GPT,the writing tepid and very boring.
All in all a dreadfully dull novel.
Girl inherits house in Notting Hill, her world implodes, various insipid characters appear, mum and dead were murdered in house shock horror revelation, lodger is long lost brother, cleaner is long lost sister, murderer is her nanny and on it goes.

[Nelli Lakatos · Rating 4 out of 5]

"𝚂𝚑𝚎 𝚠𝚘𝚗𝚍𝚎𝚛𝚜 𝚠𝚑𝚢 𝚑𝚞𝚖𝚊𝚗 𝚋𝚛𝚊𝚒𝚗𝚜 𝚊𝚛𝚎 𝚠𝚒𝚛𝚎𝚍 𝚝𝚘 𝚛𝚎𝚖𝚎𝚖𝚋𝚎𝚛 𝚗𝚎𝚐𝚊𝚝𝚒𝚟𝚎 𝚛𝚎𝚖𝚊𝚛𝚔𝚜 𝚘𝚟𝚎𝚛 𝚙𝚘𝚜𝚒𝚝𝚒𝚟𝚎 𝚘𝚗𝚎𝚜."

I absolutely loved the chapters that featured the past, reading about Violet and Rupert was my absolute favorite. Especially after how much that prologue pulled me in and made ne super intrigued about them. About 𝐖𝐡𝐚𝐭 𝐇𝐚𝐩𝐩𝐞𝐧𝐞𝐝 𝐚𝐭 𝐍𝐨. 𝟏𝟑.

I mentioned this before in one of my reviews but I do have to like the characters in a thriller. And while I loved Rosie and her boyfriend a lot, I didn't liked the mothers and Susan at all. Her character and actions was very unlikable in my opinion, and while I do understand how hard it was for her with her mother. Still, even knowing everything, it didn't changed my opinion on her. But it's alright, I can't possibly love every character all the time, right?

𝐖𝐡𝐚𝐭 𝐇𝐚𝐩𝐩𝐞𝐧𝐞𝐝 𝐚𝐭 𝐍𝐨. 𝟏𝟑 was a very gripping and twisty thriller! I highly recommend reading it to everyone who wants a quick and thrilling adventure. ♡

[Michelle Parker · Rating 2 out of 5]

Thank you to NetGalley, author Saskia Sarginson, and Boldwood Books for the ARC and the opportunity to review this book.

I usually enjoy Saskia Sarginson’s work, which made this novel particularly disappointing. While the premise showed promise, the execution fell short. The narrative felt scattered and lacked a cohesive writing style, with frequent jumps that disrupted the flow and made it difficult to stay engaged.

The story often felt thrown together rather than thoughtfully developed, and I struggled to connect with any of the characters, as none felt especially likeable or well-rounded. Although the underlying concept was interesting and had potential, it ultimately did not come together in a compelling or satisfying way for me.

2⭐️⭐️
Publishes Feb 18 2026

[Tammy · Rating 4 out of 5]

📚What Happened at No. 13
✍🏻Saskia Sarginson
Blurb:
Preorder the BRAND NEW gripping psychological thriller from Richard and Judy bestselling author of The Twins, Saskia Sarginson WARNING ⚠️ This thriller from bestselling Richard & Judy author, Saskia Sarginson, is GUARANTEED to keep you up all night! 💥 A must-read for fans of Freida McFadden, Claire Douglas and Lisa Jewell! When Rosie inherits No.13 Arundel Crescent from the birth parents she never knew, the large house in London’s upmarket Notting Hill feels like a dream come true, at first...

But dreams can become nightmares.

The house is crumbling around her and has conditions attached. She can’t sell it on, and before long, she’s forced to take in lodgers, just to pay the bills.

Meanwhile the truth about what happened to her parents is about to surface. And someone – who will stop at nothing – has a dark plan to take everything that belongs to Rosie, and more…

A completely unputdownable thriller, that will chill you to the bone. Available now!

Readers love Saskia ‘Utterly engrossing… I was compulsively turning the pages until late into the night… The ending was mind-blowing. A marvellous read and a haunting story that will stay with me.’ Bestselling author, Rona Halsall

‘A beautifully crafted story with a sting in its tail. Did I see that coming? No, I did not.’ Bestselling author, Diane Saxon

‘Brilliantly written. A clever engaging book that had me hooked from the first page.’ Bestselling author, JA Baker

‘Haunting, clever and captivating, with a jaw-dropping ending which floored me…’ Bestselling author, Natasha Boydell

‘This took over my entire life until I had finished it! Such an original premise and it’s brought to life so vividly… The twists and turns had my head spinning and just when I thought I knew what was going on, I was completely blindsided again! Amazing. A perfect thriller!’ Reader Review ⭐⭐⭐⭐⭐

‘Had my head in a complete spin… I loved everything about this book… A must read for psychological thriller fans.’ Reader Review ⭐⭐⭐⭐⭐

‘I was completely blindsided by the twist in the end.’ Reader Review ⭐⭐⭐⭐⭐

‘Brilliant!… Had me turning the pages at an alarming rate right up to the shocking end.’ Reader Review ⭐⭐⭐⭐⭐

‘I was hooked… Packed with twists and turns that kept me guessing until the very end. The shocking conclusion left me reeling—I definitely didn’t see it coming!… Thrilling and unforgettable!’ Reader Review ⭐⭐⭐⭐⭐

‘A wild ride… It ended with a bang! I inhaled the last 50% of the book, it was so good.’ Reader Review ⭐⭐⭐⭐⭐
My Thoughts:
What Happened at No. 13 is a haunting psychological thriller that uses a decaying London house as a literal and figurative vessel for long-buried family secrets.. Upon turning thirty, Rosie inherits a home in Notting Hill worth a few million dollars. The catch is that she can’t sell it; she can only be a lifelong tenant, due to the terms of the trust it’s held in.The story follows Rosie, a fashion magazine editor and adoptee, who is shocked to learn she has inherited the life tenancy of a property in upmarket Notting Hill. The house belonged to her birth parents, whom she never knew and who died nearly 30 years ago.. Rosie cannot sell the property, and it has been closed up for decades, leaving it in a state of advanced decay. When Rosie loses her job, she is forced to take in two tenants to keep the house running. As she renovates the building, her life begins to mirror the crumbling structure around her, and she discovers that those closest to her—including her boyfriend and new renters—may be hiding dangerous motives.There so many twists and turns which kept me interested.
Thanks NetGalley, Boldwood Books and Author Saskia Sarginson for the complimentary copy of "What Happened at No.3" I am leaving my voluntary review in appreciation.
#NetGalley
#BoldwoodBooks
#SaskiaSarginson
#WhatHappenedatNo.13
⭐️⭐️⭐️⭐️

[Luz · Rating 5 out of 5]

I’d like to thank NetGalley and the publisher for the e-ARC of this book, received in exchange for an honest review.

Having read Saskia Sarginson’s One Dark Summer before, I went into What Happened at No. 13 with high expectations, and I was not disappointed. This thriller delivers exactly what it promises: a self-contained mystery with a heavy dose of atmosphere.

Rosie truly believes she’s living the dream when an unexpected trust lands her as the sole permanent tenant of No. 13 Arundel Crescent, a large house in one of London’s most chic neighbourhoods, courtesy of the birth parents she never knew. However, the house feels like a monstrosity abandoned to decay: an asphyxiating space filled with rotting carpets, dust, memories and a garden chock-full of weeds. Surrounded by pastel-painted, picturesque Victorian homes (“instagrammable,” as our main character puts it), No. 13 has a distinct oppressive atmosphere bordering on the Gothic, serving as the perfect backdrop for the story.

Sarginson excels at writing unreliable narrators who still feel grounded in reality: we get multiple POVs - including Rosie (our main character), Susan, Violet, and Sally. While none are fully reliable due to trauma, fear, or mental health struggles, they never feel like caricatures. Even the antagonists are compelling; their actions stem from human nature rather than gratuitous evil - in short, they're believable. I particularly appreciated how the protagonist, Rosie, was handled: she does make some poor decisions, but they don't feel trope-y; instead, they read as the genuine reactions of someone under extreme stress and anxiety.

The pacing is very well managed, mirroring the stakes of the story: it starts like a stroll through the park - establishing the house and the tenants- and accelerates as the POVs converge. As for the mystery, it kept me guessing until the very end. Just like in One Dark Summer, by the 40% mark, I thought I had it figured out. By 60%, and 80%, I had new theories and was sure I knew the ending. Luckily, I was wrong every time! Still, I felt that while the twists are hard to predict, they aren't impossible or unfair. The ending ties up all loose ends and feels genuinely earned.

I’d highly recommend this to fans of domestic noir, anyone who loved Sarginson’s other books, and readers looking for a gripping, atmospheric mystery with a distinct British flavor.

[Deanna Loves to Read!!:) · Rating 3 out of 5]

This was a quick, engaging read!

Rosie is an influencer and also works in the high end fashion industry. She has been dating Eli for about 5 months. One day, she gets a notice that she has inherited the role of sole permanent tenant of a huge house in Notting Hill. Upon arriving at the house, she discovers that it is very run down, but in one of the nicest neighborhoods of London. She makes plans to fix it up, along with the help of Eli. Rosie has known since she was 7 that she was adopted. Her biological parents were killed in a car crash. However, after some exploring of the house , she discovers that they were actually murdered, and it was assumed that her biological mother, Violet, was the killer.

Susan is a house cleaner. She lives with her mother in what can only be described as a toxic situation. She arrives on Rosie's doorstep, making a deal with her to clean the house and help with the renovation in exchange for some of the upscale clothes that Rosie has from her job. Rosie decides not only to this deal, but then opens her house to renters so that she can acquire more revenue to live on and complete the renovation.

As Rosie digs deeper in to story of her parents, she discovered that she had a brother named Jack.

Mysterious things begin to happen: messages, disappearing items, etc.

I was engaged in this story and trying to figure out what was happening. There are black spots in Rosie's memory, so there was a bit of the unreliable narrator in the mix. Rosie makes some stupid decisions at times, but it supported the feeling the reader had of her being under extreme stress and anxiety.

The story is told mainly through the POV's of Rosie, Susan, Violet and Sally (Rosie's adoptive mother). I felt that they were believable and effectively portrayed the emotions they were experiencing. There was only one character that felt a bit like a caricature, Susan's mom. There were times I rolled my eyes at some of the things she said. The pacing was good, and the atmosphere was a bit dark.

The mystery kept me guessing for the most part. At about 60% in I thought I had it figured out. There was on little detail that I had wrong and that was a nice surprise!

Overall, a quick read that I enjoyed, but had to overlook the tropey feel of one character! This is a great one if you are looking to be entertained for a couple of hours!

Thank you to NetGalley and Boldwood Books for the ARC. This is my honest and voluntary review.

[Andrea Hulme · Rating 4 out of 5]

Well it turns out a lot happened at No.13 and not a lot of it was good. What a brilliant, tense and twisty book this was. Even up to the half way point in the book I knew that a lot had happened at No. 13, but was still really none the wiser how it all fitted together. I did love that about the book, getting taken on a journey where you have so many questions and there's still a puzzle trying to work things out.

Rosie truly believes she’s living the dream when an unexpected trust lands her as the sole permanent tenant of No. 13 Arundel Crescent, a large house in one of London’s most chic neighbourhoods, courtesy of the birth parents she never knew. However, the house is a three-story monstrosity, decaying and abandoned. No. 13 has a distinct oppressive atmosphere and it truly became as much of an important character in the book as the humans who inhabit it.

We meet four women, Rosie, Violet, Susan and Sally and the story is told through their POVs - as we discover the history of the house, it's inhabitants and learn how their stories fit together. There is a sense that none of our woman are particularly reliable. There is mystery, trauma and fear at the heart of their stories. As a reader I enjoyed the struggle between wanting to believe them and then doubting them. But ultimately decisions and actions taken stemmed from human nature.

The pacing is really great. We flip between the stories our four women, covering a 30 year history. Even though I was still puzzled by what on earth was going on, this was based on the strength of the writing to tease out the mystery. It never felt overwhelming and was easy to follow the different POVs. I really enjoyed that this was from the POV of the four women. It was a truly great story, the characters were brilliant, flawed but relatable in many ways, with lots of suspense and shocks throughout the storyline.

It was a fabulous domestic noir. And I just loved the setting of the house and how this played a huge role in the book.

Thank you to Boldwood and NetGalley for the opportunity to read this ahead of publication day.

[Teresa Nikolic · Rating 5 out of 5]

When Rosie, a senior fashion editor for a glossy magazine, discovers she's inherited a house in the very upmarket area of Notting Hill she can't believe her luck, and is eager to check it out. The house belonged to her parents Violet and Rupert, who both died when she was young but, when she arrives at 13 Arundel Crescent, it's not what she expected, the house has been stood empty for the last thirty years, it's derelict and has certain conditions attached which means she can never sell it, she is merely the lifelong tenant. She moves in and plans to slowly do it up alongside her boyfriend Eli, but something in the house doesn't feel right, is Rosie about to find out what happened to her parents? As past secrets begin to emerge someone is planning to take it all away from Rosie and they're determined to ensure that nobody stops them, whatever it takes.

What Happened at No. 13 is the latest domestic thriller by this author and is a story that spans the last three decades, told from the perspectives of the four main female characters; Rosie, Susan, Violet and Sally, Sarginson slowly strips back the layers to reveal exactly what happened in this house and how it has had a detrimental effect on all those involved. Told across two timelines we hear about the lives of Violet and Rupert living in Arundel Crescent with their young family and the secrets and lies that eventually led to their demise and then, thrty years later, how this house is still causing problems for Rosie, almost like the house is a living and breathing entity and leaves her not knowing who she can trust.This is a deliciously fast paced read, by a new to me author, which I devoured in a matter of hours, with unexpected twists that shocked me and left me reeling. If you like a book that keeps you second guessing to the end, then this is one for you. I'm already looking forward to her next one!

I'd like to thank Boldwood Books and Netgalley for inviting me to read this, I will post my review on Goodreads now and Amazon on publication day.

[Aaron Todd Reads · Rating 3 out of 5]

📖 Aaron Reads | TikTok: @theaarontodd

Title: What Happened at No. 13
Author: Saskia Sarginson
Publisher: Bookouture
Do I Recommend?: Yes, if you like slow-burn domestic suspense with messy characters
Release Date: 2026
Kindle Unlimited: Yes
Amazon Rating: 4.0⭐
Goodreads Rating: 3.9⭐
Format: Ebook
ARC: NetGalley

⭐ Star Rating: 3/5
🔪 AT Intensity Rating: 1.5/5
📄 Pages: 350 (approx.)

⸻

Quick Descriptors

• Dual timeline (past & present)
• Inherited mansion with secrets
• Feminist legacy + generational trauma
• Obsession / stalking subplot

⸻

One-Sentence Take

A twisty, character-driven domestic suspense about inheritance, reputation, and the quiet rot inside a supposedly well-off family’s home.

⸻

Blurb

Rosie, a once-rising fashion editor, has just been publicly cancelled, accused of stealing from a designer and making racist remarks about a coworker. With her career in flames and her reputation shredded, she retreats to No. 13: the sprawling mansion left to her by her grandmother.

But the inheritance comes with strings. Rosie doesn’t own the house. She can live there for life, but it will never truly be hers.

As Rosie settles in with her boyfriend Eli (who moves in quickly… a little too quickly), the house begins to reveal its history. In the past, her grandmother Emilia, a fierce feminist, opened its doors to activists and women seeking independence. Later, Rosie’s parents, Violet and Rupert, tried to live a bohemian, artistic life within its walls… but their marriage fractured under the weight of secrets.

And in the present, someone is watching.

Susan, a troubled cleaner obsessed with the house, has long admired No. 13 from afar, and she’s strangely satisfied watching Rosie’s downfall.

⸻

My Thoughts

This is much more of a psychological, character-focused suspense than a high-intensity thriller. If you’re coming in expecting fast pacing and nonstop twists, this isn’t that. The tension is quieter: reputation ruin, messy relationships, generational secrets, and a slow unraveling of truth.

I loved the concept of the house itself. Its feminist roots, its legacy as a refuge for women, and the irony that it still becomes a place of manipulation, obsession, and control. The dual timeline worked well in building context around Rosie’s parents (Violet and Rupert), whose “free love” artistic lifestyle felt increasingly unstable. Violet loving her cat more than her baby? That detail lingered. 😮‍💨

Rosie as a protagonist is… complicated. She’s cancelled. She’s flawed. She’s complex. But that moral grayness made her interesting to follow. The dynamic with Eli also kept me side-eyeing 👀. The speed of his move-in raised questions.

Susan’s obsession added an unsettling layer, though it never tipped into full-blown scare territory for me. It’s more voyeuristic dread than outright fear.

Overall, I landed at 3 stars because while I appreciated the themes and structure, the pacing occasionally dragged and I wanted just a bit more bite in the final reveals. The plot felt a bit contrived and the elements from the beginning of the story didn’t carry weight throughout. The kleptomaniac element, while very interesting, never fully developed and left me wanting more.

⸻

If you like:
• Complex women + generational secrets
• Big houses with dark histories
• Reputation scandals & “cancel culture” storylines
• Slow-burn domestic suspense

This might be one for your TBR.

[Stephen Clynes · Rating 2 out of 5]

When Rosie inherits No.13 Arundel Crescent from the birth parents she never knew, the large house in London’s upmarket Notting Hill feels like a dream come true.

I did not find this psychological thriller a dream to read. I found What Happened at No. 13 to be a frustrating 2 star POOR read. Most frustrating of all was the constant time changing, from the current day back to the 90’s when both of Rosie’s birth parents died. Rosie was too young to remember anything of her birth parents or their home in Notting Hill. Time and time again the story drifted back and forth. There is little focus to this story as it swaps from character to character with chapters from their point of view. The story line is quite a jumble making this book very easy to put down in favour of a more pleasing read before returning in the hope that it may get better. It does not get any better the further you read into this book. Rosie is an annoying character to follow and I did not develop any empathy for her. Susan was sneaky and needed a good shake. Sally - who adopted Rosie - is an awful and interfering snob but did see something that made me smile…

She glances down at his feet, happy to see that he’s wearing conker-brown brogues polished to a shine. She doesn’t trust a man in trainers.

…This is a work of fiction but I liked how Saskia described the dynamics and vibe of living in Notting Hill. Shame that there is no actual “Arundel Crescent” within Notting Hill, London - fictional locations in real world areas is one of my pet hates.

Everything is explained by the end of the story but this only led me to the conclusion that it should have been told without the frustrating changing time frames. The plot itself was very clever and saved me from giving this book a 1 star rating.

Thanks to NetGalley and the publisher Boldwood Books for passing me an ARC on the understanding that I post a review.

[Leanne · Rating 4 out of 5]

What Happened at No. 13 is one of those thrillers that quietly hooks you from the first page and then tightens its grip chapter by chapter. Saskia Sarginson has a real gift for creating unease in the most ordinary moments, and Rosie’s story is no exception.

When Rosie unexpectedly inherits No. 13 Arundel Crescent from the birth parents she never knew, it feels like fate handing her a fresh start. A grand Notting Hill townhouse, a chance to build a life she’s never had — it’s the kind of setup that feels almost too good to be true. And of course, it is.

The house is crumbling, the conditions of the inheritance are suffocating, and the financial pressure forces Rosie to open her doors to strangers. That’s when the atmosphere really shifts. Sarginson builds tension beautifully — the creaks in the walls, the odd behaviour of the lodgers, the sense that someone is watching Rosie a little too closely. As the truth about her parents begins to surface, the story slides from unsettling to genuinely chilling.

What I loved most is how grounded Rosie feels. She’s vulnerable but determined, hopeful yet wary, and watching her navigate the house’s secrets — and the people who want to claim them — makes the story deeply absorbing. The threat circling her grows with a slow, deliberate menace, and by the final stretch, it’s impossible to put down.

Fans of Freida McFadden, Claire Douglas, and Lisa Jewell will feel right at home with the blend of domestic tension, buried secrets, and that creeping sense that danger is already inside the house.

A gripping, atmospheric read that kept me turning pages long after I should’ve been asleep.

With thanks to Saskia Sarginson, the publisher and netgalley for the ARC.

[Janna (Bibliophile Mom) · Rating 3 out of 5]

What Happened at No. 13 is a mystery thriller built on layers of secrets, long‑buried family tensions, and the idea of an unexpected inheritance. The story leans heavily into the classic “old house with a past” trope, and it uses that setting to create an atmosphere that’s both intriguing and slightly unsettling. From the very first page, I found myself pulled into the mystery, even though some scenes unfolded in ways I could already anticipate. There were moments where the pacing dipped and made it harder to stay fully immersed, but the overall premise kept me turning the pages.

The characters each carry their own secrets, motives, and emotional baggage, which adds a steady undercurrent of suspicion. I particularly liked how the inherited property became the central force tying everyone together, almost like the house itself was a character shaping the story’s direction. The dual timelines and alternating narratives helped build tension and offered a fuller picture of the events surrounding No. 13.

What I Enjoyed:
• Two timelines that slowly reveal the truth
• Alternating narratives that keep the mystery layered
• Atmospheric old house setting

What Didn't Sit Right:
• Slow pacing in several sections
• Some characters felt unnecessary or underdeveloped
• Not quite the story I expected going in

Ratings Breakdown:
• Setting: 3⭐️
• Characters: 3⭐️
• Writing: 3⭐️
• Message: 2⭐️
• Overall: 3⭐️

In summary, it’s a decent, atmospheric read best enjoyed with a warm cup of coffee. While it didn’t completely work for me, I can see readers who enjoy inheritance‑driven mysteries, family secrets, and slow‑burn tension really appreciating this one.

Huge thanks to Boldwood Books, NetGalley, and author Saskia Sarginson for my advance copy. My views are my own.

~ JaNnA ~

[Jen · Rating 4 out of 5]

This was a fun read, though I did find some twists a little predictable. The story centers on Rosie, who inherits a nice house that has been abandoned for decades because it was held in trust for her when she turned 30. Adopted as a baby, this is Rosie’s chance to learn more about her biological parents and live for free in a very nice neighborhood. The story is Rosie’s story but you also get chapters told from the POV of Rosie’s adoptive mom and a cleaner named Susan, demonstrating that some characters have ulterior motives when it comes to their relationships with Rosie. Some chapters are also told from the POV of Rosie’s biological mother, 30 years ago.

Rosie was somewhat relatable, though I couldn’t come to terms with the fact that she didn’t immediately search everything in the house to find out more about her parents. I would have spent days going through every little detail. Beyond that, she was believable as a character and I couldn’t help but feel for her with the situation she was in. The story overall was tense and there was an air of suspense throughout, as it was unclear what the true motives of some of the characters were. While some twists were predictable there was one big twist that I didn’t see coming- it was really well done and helped to truly characterize one of the major players in the story. I thought the end of the book was well done and that loose ends were tied up nicely.

Overall, I found this to be an engaging read with good characters and strong suspense. I also always like to read about old and abandoned houses. Thanks to NetGalley for providing me with a copy of this book in exchange for an honest review.

[Meg Pearson · Rating 5 out of 5]

What Happened at No. 13 by Saskia Sarginson is a well-paced, thoughtful psychological thriller that kept me completely absorbed from start to finish.

The title perfectly captures the heart of the novel—because so much has happened at No. 13, and uncovering those layers is what makes this book so compelling. Told across a 30-year span and through the perspectives of four women, the story gradually reveals the dark history of the house and the devastating events connected to it. I really enjoyed how the multiple POVs worked together, with voices from both the past and present slowly filling in the gaps and reshaping what you think you know.

Sarginson builds tension in a quiet, deliberate way. Rather than relying on constant shocks, the suspense comes from doubt, memory, and the unsettling sense that not everyone is telling the full truth. The house itself feels almost like a character—heavy with secrets, trauma, and unanswered questions—especially surrounding what really happened to the family murdered there. I was constantly second-guessing my assumptions, and it wasn’t until close to the end that the full picture clicked into place.

This is a beautifully written, emotionally layered thriller that rewards patience and attention. The reveal is smart and satisfying, and the journey there is filled with unease, reflection, and mounting tension. I’d highly recommend this to readers who enjoy psychological thrillers that are as thought-provoking as they are gripping.

Thank you to NetGalley, the author, and the publisher for the opportunity to read this book in exchange for an honest review.

[Gie · Rating 3 out of 5]

2.8/5

Predictable twists, overly explained details, very slow pace, and weak character development.

I really enjoyed the beginning. Although it was very slow‑paced, there was a lot of foreshadowing, and Sarginson did a great job creating an unsettling, eerie atmosphere.

I genuinely believed the house might actually be haunted!

Sarginson is great at building tension and setting the creepy mood, and the way the story was constructed made me question every single character since the beginning. I truly thought this would be at least a four‑star read for me, but unfortunately, the reveal was a major disappointment.

Most of the twists were painfully obvious. It felt as though the author was afraid readers might miss the clues, so the same points were repeated over and over. Then, once all the truths were revealed, everything was explained AGAIN in a letter. This felt unnecessary and redundant.

Some characters’ motives and life choices were out of character and ultimately unconvincing. There was no believable reason for certain characters to behave the way they did, other than to serve as plot devices.

Overall, I think this book had the potential to be a strong psychological thriller, but the execution ultimately fell short and felt more like a badly written family drama.

Thank you to NetGalley and Boldwood Books for the ARC in exchange for my honest review.

[Suesyn Zellmer · Rating 4 out of 5]

Upon turning thirty, Rosie inherits a home in Notting Hill worth a few million dollars. The catch is that she can’t sell it; she can only be a lifelong tenant, due to the terms of the trust it’s held in. Normally, that would be fine, except the house has been empty for decades and needs an incredible amount of work. Which again, would normally be fine, except Rosie has lost her job and been cancelled in her industry. So no job is forthcoming, and she barely has any savings. She decides to rent out some rooms and could never guess what that decision would lead to.

There’s quite a bit more to the story, involving her deceased parents, long-lost family, the tenants, and her boyfriend. It’s told in multiple narratives that at first seem completely separate. It’s not apparent early on why we are reading about these seemingly unconnected people, and I was glad it wasn’t immediately obvious. Often, you can tell exactly where a story is going, but not this story. And then once the story progresses, and you see a bit more, you think oh ok, it’s just about this. But then you keep finding out more and more.

The story kept my interest throughout, and the characters are mostly likable except one – you’ll know who that one is as soon as we meet them! My thanks to NetGalley and Boldwood Books for the free advanced reading copy of this book.

[Susan Belman · Rating 4 out of 5]

What starts as a dream quickly unravels into something much darker in What Happened at No. 13.
Rosie seems to have it all at first—she’s inherited a large (though decaying) mansion in an upscale London neighborhood from the birth parents she never knew, she’s thriving in the fashion world with a glamorous, influencer-style life, and she’s dating a charming American surfer boyfriend. But it doesn’t take long for everything to fall apart. The house can’t be sold, her career implodes after a mysterious theft, and suddenly the life she thought she had slips through her fingers.
This is a domestic suspense thriller, and I was completely here for it.
The story is told through multiple POVs (which I love) Rosie, her adoptive mum Sally, her biological mum Violet, and a cleaner named Susan. I really enjoyed how each perspective added another layer of tension and slowly peeled back the truth. Rosie has always believed her biological parents died in a tragic accident… but now she knows that isn’t true. And the deeper she digs, the more unsettling the secrets of No. 13 become.
With bills piling up, Rosie takes in two lodgers who appear out of nowhere—both clearly hiding something. At the same time, her boyfriend starts acting strangely, and trust becomes a luxury she can’t afford. It creates this constant feeling of unease where you’re questioning everyone.
The pacing is fast, the tone is dark, and the twists kept me hooked. Everything comes together really well at the end, which is always so satisfying with a book like this.
If you love atmospheric settings, unreliable characters, and stories where nothing is quite what it seems, this one is definitely worth picking up.

[_chaptersofher_ · Rating 4 out of 5]

Thank you to NetGalley and Boldwood Books for providing me with an advance copy of What Happened at No. 13 by Saskia Sarginson

When Rosie inherits No. 13 Arundel Crescent from the birth parents she never knew, the house in London’s Notting Hill feels like a dream come true, until it quickly turns into a nightmare. With the property crumbling, strict conditions attached, and no option to sell, Rosie is forced to take in lodgers. As the truth about her parents begins to surface, it becomes clear that someone is determined to take everything that belongs to her, and more.

This was an engaging psychological thriller with a particularly satisfying ending. The story is told through multiple POVs and dual timelines, which were easy to follow and added depth rather than confusion. I especially appreciated the portrayal of strong, complex female characters, and there were several moments where I found myself doubting almost every character.

The middle section felt slightly slow and somewhat overstretched, but the final act brought everything together effectively and made the journey worthwhile. Overall, this was a well-constructed, suspenseful read that fans of character-driven psychological thrillers will enjoy.

Content Warning: Themes of abuse and murder

[Sue · Rating 5 out of 5]

Oh that was so good!! I read this book over two days, I just couldn't put it down. The story follows Rosie who has recently inherited a house from her birth parents who she never knew. The house in Notting Hill feels like a dream come true. Although once Rosie moves in things start going wrong, she looses her job and gets cancelled on social media. The house has conditions attached to it, she cannot sell it on so when she struggles to make ends meet she has to take in tennants. The truth about Rosie's parents is about to be revealed and someone isn't happy that Rosie is living in the house and has plans to take it from her. 


This book was a real rollercoaster of emotions. I had guessed a couple of things but there was other surprises that had not even crossed my mind. I liked reading from Rosie, Violet and Susan's perspectives but I really did not like Sally (I worked with a Sally who was exactly like book Sally) I was hoping she got more of a cumuppence than she did. I thoroughly enjoyed this book and I will be highly recommending it. I look forward to reading more by this author. Many thanks to NetGalley and the publisher Boldwood Books for the opportunity to read this great book.

[Carol Werner Harris · Rating 4 out of 5]

What Happened at No. 13
by Saskia Sarginson
Pub Date: Feb 18 2026

What Happened at No. 13 is a haunting psychological thriller that uses a decaying London house as a literal and figurative vessel for long-buried family secrets.

The story follows Rosie, a fashion magazine editor and adoptee, who is shocked to learn she has inherited the life tenancy of a property in upmarket Notting Hill. The house belonged to her birth parents, whom she never knew and who died nearly 30 years ago.

The inheritance comes with strictly binding conditions: Rosie cannot sell the property, and it has been closed up for decades, leaving it in a state of advanced decay. When Rosie loses her job, she is forced to take in two tenants to keep the house running. As she renovates the building, her life begins to mirror the crumbling structure around her, and she discovers that those closest to her—including her boyfriend and new renters—may be hiding dangerous motives.

The novel features strong, flawed, and complex female characters whose motivations remain unclear until the very end. I found the ending of the book to be mind blowing!

Thank you to #WhatHappenedatNo13 #NetGalley & #BoldwoodBooks for providing me an E-ARC of this book.

[Vanessa · Rating 4 out of 5]

What Happened at No. 13 by Saskia Sarginson was a book I did not know what to expect, as Saskia is a new author to me. But WoW . . . . . What an excellent fast paced domestic suspense thriller. Once I started to read it, I found it hard to put it down, it was so addictive and a was told from several POVs and timelines, which made this book extra special. It was full of twists and turns which made this book a roller coaster read. I found it creepy at times and I had to keep on reading to find out what happens next.

Rosie the main character inherits No.13 Arundel Crescent from her birth parents she never knew. This was a the large house in London’s upmarket Notting Hill. it felt like dream that has come true at first for Rosie. . . .

This house is crumbling around her and there are conditions strong attached. She can’t sell it on, and before long, she’s forced to take in lodgers, just to pay the bills.

As the days then weeks go by, the truth about what happened to Rosie's parents are surfacing all around her. Now, someone she does not know who, will stop at nothing and they have a dark plan to take everything that belongs to Rosie from her and so much more! But, who are they? and why?

This book was so good I highly recommend it.

[Jackie · Rating 4 out of 5]

3.75 ⭐️

This is one of those stories where the house is just as unsettling as the people inside it and the slow-burn tension makes the house feel very much alive.

Inheriting a crumbling London home sounds like a dream at first, but this story quickly peels back that fantasy. Watching everything unravel piece by piece is where this book really worked for me. The house itself feels almost like a character, heavy with secrets and unease, and I liked how the past steadily crept into the present. I also really enjoyed the alternating perspectives and timelines, which helped the story move forward and kept the pacing engaging even during the quieter moments.

That said, this wasn’t a nonstop, heart-pounding thriller for me. It leans more moody and atmospheric, with the tension building gradually rather than exploding right away. If you enjoy layered mysteries, hidden histories, and a creeping sense that something is very wrong, this one is worth your time. A solid, eerie read that lingers more in mood than shock.

Thank you to one of my favorite publishers, Boldwood Books, and NetGalley for the advance copy in exchange for my honest feedback.