The Woman Downstairs

by J.D. Kirk

‘Hi,’ she says, ‘I’m your new neighbour.’ Her smile is bright but her shoulders are tense as she stands on the leafy green Edinburgh street. She seems friendly. But soon I’ll discover her dangerous secret…

On the first day I meet my new neighbour, we share a glass of wine and talk into the night. We swap numbers and I vow to get to know her better. But as I get closer to her, I discover something about her past that changes everything. She isn’t who I thought she was.

Then when I step into her home, my jaw drops. Everything in here is identical to my own flat – every cushion, every picture on the wall.

Except for the knife, covered in blood. My heart pounds in my chest. What has she done? What is she capable of?

I should never have come here. I should never have got close to her. I need to run.

But then I hear a creak outside the door. And I realise, it may be too late…

Genres: Fiction, Thriller, Mystery, Crime, Psychological Thriller, Audiobook, Suspense

292 pages, Paperback

Published October 10, 2025

About the author

JD Kirk is the pen name of multi-award-winning author, screenwriter, and writer of comics, Barry Hutchison.

JD Kirk lives in the Highlands of Scotland with his wife, two children, and a number of sturdy umbrellas. Despite writing from a young age, 'A Litter of Bones' is his first novel, and combines his love of the Highlands, crime thrillers, and cats.

Reviews

[Tonya]

This thriller had me continually second-guessing myself. Diane has had it rough. When she meets her downstairs neighbor, Chloe, her life becomes even more complicated. Is Diane a victim of a stalker, or is something more sinister at play? I recommend going into this totally blind. The plot kept me on the edge of my seat, wondering who I could believe in this twisted tale of vengeance, guilt, and retribution. The narrators, Samara MacLaren, Sarah Barron, and David Monteath masterfully bring the characters to life adding emotion and intensity as truths come to light. The conclusion was both shocking and satisfying. Thank you NetGalley and Bookouture Audio for my audiobook.

[Lavins]

2.5 stars rounded up

If you are a fan of Freida McFadden's books, you'll probably going to enjoy this one. I am not one of her fans and, therefore this book wasn't for me.

It felt to me like the author changed his mind two thirds in and changed the characters of the mouse and the cat. More like reversed them. And then we have the now well known twisty ending. Was it a good twist? Yes, I'd say so. Was it a good ending. Not really, in my opinion.

For the most part the book is one of those that drag the story through their short chapters and the only relevant thing is happening in the last sentence of each chapter. It's also a bit repetitive as the author is trying (too?) hard to create this atmosphere of thrill and suspense.

Thank you NetGalley and Bookouture Audio for allowing me to read this book!

[Natalie Mackay]

Bubble wrap 🤣

[Jo Lee]

I really enjoyed The Woman Downstairs. It gets off and running from the prologue and doesn’t let up til the very end. I appreciated the dark humour that’s jam packed throughout, there were hints all the way through of the final twist yet I still didn’t catch it. We all know how much I love not getting the twist.

Dark, twisty, really funny!

Great writing, excellent narration, zero complaints.

Huge thanks to Bookouture Audio via NetGalley for the opportunity to review this ALC 🎧

[Lee]

Once again JD Kirk delivers another very entertaining book, it never ceases to amaze me how this author continuously produces quality books with original ideas that take the reader on an exciting journey.

New neighbours can be wonderful but then again, they can also turn our lives up-side-down. Diane is living her life quietly but is unhappy with her looks and a bit fed-up and cynical about her life in Edinburgh. Then Chloe arrives on the scene, moving into the flat below and life dramatically changes. After sharing a glass of wine with Chloe on her first night, and soon their relationship takes both on an extremely dangerous path as Diane finds out more regarding her new friend.

Events occur that are not only strange but quite bazaar, when Diane first visits Chloe’s flat below she is gobsmacked as the flat is an exact replica as her own, down to the ridiculously minute details including the furnishings. Soon there is blood on a knife and Diane’s world as she knows it will never be the same, who is this woman and how has life become so complicated, then again, Chloe should not underestimate Diane either.
A taut and well written and fast paced psychological thriller, The Woman Downstairs is a very entertaining and suspenseful read that no doubt fans of JD Kirk will thoroughly enjoy.

Thank you to Netgalley and the publisher for an advanced copy of the book in exchange for an honest review.

[NomadicReader]

The best books use the prologue to plant a seed of unease, and The Woman Downstairs does just that. This is a tense, suspenseful, and twisty thriller. The author wastes no time ratcheting up the chaos, ramping up the tension, and concluding with a twist I could not have predicted. This is a fast-paced, quick, and fun read.
Thank you, Netgalley and Bookouture, for the advanced read!

[Diane Elizabeth Taylor]

Wow! This twisty book full of dark humour is not to be missed!
We meet jaded Diane, trying to live a quiet life , but unhappy with her appearance and everything else. Things go from bad to worse when her young, pretty, charismatic new neighbour, Chloe moves into the basement of Diane's tenement flat in Edinburgh.
The combination of these two women, both with more issues than Vogue is bound to lead to disaster.
A relentless, high-stakes cat-and-mouse game ensues as Chloe infiltrates Diane's world. The question is why? Is Diane's past finally catching up with her?.
I raced through the tension-filled pages, captivated by the relentless pace, with twists and turns abound, the plot getting darker with every chapter.
Despite tackling serious issues, the book is full of genuinely funny moments that made me laugh out loud. The part where Diane is attempting to train 3 new starts and getting them to do role play is hilarious.
To end the drama, Diane issues a stand off. Will either of them come out alive? The conclusion, with a twist I didn't see coming is tied up as neatly as a roll of bubble wrap. Thriller fans, add this to your list!
I received an advance copy of this book and this is my own opinion.

[April]

3.5 ⭐️ | Diane & Chloe stressed me out & I spent a lot of this book not knowing who’s the victim & who’s the villain, who’s the stalker, etc.. the prologue grips you in & creates a level of uncertainty that peaks your interest! When Chloe moves in the apartment downstairs, Diane is immediately drawn to her in a motherly way, as Chloe is giving “damsel in distress”. Soon this duo’s relationship gets very complicated, as Diane begins to question - is Chloe truly a random new neighbor or is she someone with an ulterior motive for entering her life.

The narration in the audiobook was great as both narrators did an amazing job & both were perfect choices to enhance the personalities of Diane & Chloe! Overall a solid read that I enjoyed! Thank you Bookouture, Bookouture Audio and NetGalley for an advanced reader & listening copy.

[Lisa Cook]

I’m really enjoyed the majority of this. Kept me wondering. Had me wanting to know more.

Then the end happened and it took a leap I could not get on board with.


Spoiler:

The duel! What! It felt so jarring and so ridiculous, it ruined it all.

Not for me.

[Elli]

2.5 stars. Felt like I was reading an even wackier version of a Freida McFadden thriller. Love the writer and his DCI Logan series, but this was a no-no for me.

[Janna (Bibliophile Mom)]

Whoa. What a stunner! The Woman Downstairs is the kind of thriller that grabs you by the collar and doesn’t let go. It’s a wild mix of “Whaaaat?!” and “You did NOT!” - a tangled web of lies, secrets, and jaw-dropping twists that had me laughing one minute and gasping the next.

Told through alternating perspectives, the story follows two women from vastly different worlds: Chloe and Diane. Chloe’s traumatic past fuels her fierce loyalty and determination—she’d move mountains for her family. Diane, meanwhile, is a laid-back thirty-something still figuring out her path. Together, they’re a chaotic duo whose dynamic is as entertaining as it is unpredictable.

What I loved:
❥ 💀 Dark humour that hits just right
❥ 🎯 A perfect ending that ties it all together
❥ ⚡ Fast-paced and wildly entertaining

What didn’t quite work for me:
❥ 🙈 Diane’s naivety was frustrating at times
❥ 🚩 Insta-friendship that felt suspicious from the start
❥ 😬 Some explicit crime scene descriptions were a bit much

Ratings:
Setting : ⭐️⭐️⭐️
Character Building: ⭐️⭐️⭐️⭐️
Writing Style: ⭐️⭐️⭐️⭐️
Message: ⭐️⭐️⭐️
Overall: ⭐️⭐️⭐️⭐️

I devoured this book in a single day - it’s that gripping. From the moment Diane replied to Chloe’s text, I was hooked. If you’re into thrillers with a dash of dark comedy and a whole lot of shananigans, this one’s a must-read. Add it to your pile - you won’t regret it.

Big thanks to NetGalley, Bookouture, and author JD Kirk for the ARC. My opinions are my own, and this one? It’s a keeper.

~JaNnA~

[Dozelina 666]

⭐️⭐️⭐️⭐️ (3.75–4 stars)

Huge thanks to Bookouture for the ARC!

I’ll be honest... by the 40% mark, I was debating whether to keep going or take a break. It wasn’t bad, but it felt slow and I really thought this book was heading in a totally different direction. I told myself I’d push through to 50% and decide… and wow... (clap, clap :D), I’m glad I did.

At around 47%, things really started heating up and suddenly I realized I had it all wrong. From there, it was twist after twist. By 90%, I was hit with another jaw-dropping reveal, and that ending? 👀 Let’s just say, it would be super cool to have a sequel or some short side story :).

What I really liked was how the book kept me guessing. For a good chunk of it, I wasn’t sure who the real villain was: Diane or Chloe. The tension of not knowing, then thinking I had it figured out and then getting completely blindsided again made this such a ride.

Overall: A slower start, but once it takes off, it delivers a tense and addictive psychological thriller.

[Emily Morris]

Overall, this was a good book. I was hooked from early on, while the plot itself felt a little generic, it was written in a way that made me want to keep turning the pages. It was farfetched from the start, but in an almost believable way that worked for the tone of the story. The twists were interesting, especially the ending, which genuinely surprised me, even if it did lean into “happily ever after.”

The only part that somewhat spoiled it for me was the “duel” near the end. It felt ridiculous and completely unbelievable, and a little unnecessary. I understand that it was meant to be Diane’s moment of realisation, but I think an equally dramatic yet more believable scene could have achieved the same impact.

I appreciate that the story is told from the perspective of two women who are both equally insane in very different ways, but at times it did feel like a bit of a stretch.

Overall, though, it’s a good, easy read.

[Kevin Veness]

Meet Chloe & Dianne the body disposal experts from a deserted Edinburgh. On discovering the body the police take little interest in the matter and our hero's continue. Next up we have the modern day equivalent of pistols at dawn with them both wanting to kill each other, and any weapon you can find at the workplace at 8!. Both survive the ordeal and discover the true guilty party, who they subsequently kill, dispose of the body, and live happily ever after.
This really is so unrealistic that it verges on stupid.

[Bookaholic__Reviews]

I absolutely devoured this story. This is exactly what I want when I'm looking for a thriller. Unreliable narrators are my jam and this was absolute perfection!

where's my next Kirk novel at?! I need more!

I received a copy in exchange for my honest review.

[RoosBookReviews]

I was so sure I knew where this book was going, but with new perspective came new clarity and I was absolutely wrong. So who is wrong, who is crazy, who is a murderer? perhaps everyone and perhaps no one. In the end, the guilty party was dealt with- with a guillotine sword.

thank you to NetGalley, the author JD Kirk, and Bookouture Audio for my ALC of this audiobook.

[Abyss69]

Really enjoyed this! The story and events keep you guessing and it’s fun to see how things seem to unravel then they don’t then you get twists left and right…
I did like how the ending played out, a sort of combination of aspects that have been done before but not necessarily together like in this book. Open ended ending too with potential…?

[Kate]

ALC 4 Stars!

Suspicious Downstairs Neighbor + Crazy Meets Crazy + Revenge + Feminine Rage

The Woman Downstairs follows Diane, who lives a quiet life in her Edinburgh flat. One day a new younger neighbor moves in, Chloe, and at first they seem to hit it off. Until Diane receives a call from Chloe pleading for her assistance with something, and everything changes. Chloe's backstory and motives start to unravel and a traumatic and vengeful past ties both of these women together, and the question readers are left wonder is, "Who will make it out alive?".

This was a fast paced and addictive read. Both women were off their rocker and it was such an entertaining listen. The boyfriend that was involved was a juicy detail I loved, he was such a scummy person. The ending of this book was so shocking and satisfying at the same time. I would love a f0llow up book involving these characters and the havoc they could cause together.

The narrators were great and made it an enjoyable listening experience.

I was sent this book from Netgalley for review purposes. All thoughts and opinions are my own.

[Dawn]

This was dreadful mainly because I’ve read everything this author has written and loved them & have given them all 5 ⭐ This story was just not relatable and the main characters not believable in any shape or form so I’ll avoid any of his stand alone a in the future.

[Nicky]

Very implausible. A couple of unusual twists. I was hoping for more from this book as I am currently reading the DCI Jack Logan series by this author and really enjoying them.

[Rachel Kane]

this kept me hooked from page 1. Clever, twisty and actually very funny at points. 4.5

[Levi]

episch maar raar einde

[Cindy]

A twisty mystery with three narrators, each unreliable in their own way, unwinding a story from the past that unravels lives in the present. Well narrated, with good pacing and a few surprises. The characters seemed a bit shallow, driven by past grudges, or just too sleazy for my taste as friends, but listening to their hot messy lives was entertaining once I got into the rhythm. The description of training new grads for jobs in a call center is hilarious!
My thanks to the author, publisher, @BookoutureAudio, and #NetGalley for early access to the audiobook #TheWomanDownstairs for review purposes. Publication date: 15 October 2025.

[Tori]

thank you to the publisher and NetGalley for this ARC!
Oh wow... Umm, what just happened??!
This book was insane! So many twists and turns that we're totally unexpected. First, you think Chloe, Diane's nee downstairs neighbor, is the crazy one, at least until you hear her side of the story and then believe that Diane's actions are what caused that whole mess. So then, you believe Diane is the crazy one. But wait- theres more! Then you find out theyre both after revenge with each other; Chloe Because she believes Diane killed her family in a car wreck, and Diane because Chloe infiltrated her entire life and turn it upside down, even getting Ronan involved to lead her on. But the real kicker? It was Ronan all along! He was the one who caused the wreck that killed Chloe's family and was playing both Diane and Chloe the whole time. I can't say I condone violence, but after what Ronan put both of them through? Yeah, he had it coming.
This book was packed full of shocks and surprises that kept you guessing and begging for more. I will absolutely be reading more of JD's books now!

[Kimberly Megan]

I was literally hooked on this book from page one and I couldnt tear myself away. The suspense, tension, and drama was so addictive and I loved the addition of dark humour throughout. I tried to predict the twists and turns but I just couldn't see them coming. A fast-paced and gripping thriller that definitely delivers.

Thank you to the author, Bookouture and NetGalley for this digital ARC.

[Leigh Hudson]

I was hooked on this book from the first chapter. I enjoyed the twists and the way you genuinely did not know who was playing who! The ending was perfect and left it open for the readers imagination. I would highly recommend if you are a fan of Frieda McFadden etc.

Thank you Bookouture and Netgalley for the ARC.

[Josephine Jarman]

This was a high quality audio book that well narrated and had me hooked from the first word. told from Diana and her new neighbor downstairs chloe. The way it was told mainly from Diana pov made you believe and feel certain things and then i was blown away as Chloe took over and that was just blown away like a red herring. I enjoyed the telling of the past and how it the women of today. I found Diana's on off lover a distraction until we got to the end act. This was full of action from the start and carefully worn as a tail of secrets and revenge and the effect of time and in truth what happens if you start to like the now version of your enemy. I thought he police investigation was a joke but this was really about two women who ease view their past differently but seek to destroy it. This is a 4.5 rounded to 5 for a quick listen that is engaging and so interesting with a twist that blew me away. Thanks netgallery, publisher, author and narrators for this highly recommended audio book.

[Jackie]

Creepy, claustrophobic, and hard to put down. J.D. Kirk delivered a dark and twisted thriller.

In The Woman Downstairs, a seemingly friendly new neighbor quickly turns unsettling. What starts as a warm connection takes a dark turn when you discover her apartment is an eerie replica of your own—and inside waits a blood-stained knife. Suddenly, you’re forced to question who she really is and how much danger you’re in.

For me, this was a fast, creepy, and binge-worthy read—the setup of the neighbor with a mirror-image flat was such a chilling and clever hook, and the tension kept me flipping the pages. The atmosphere was claustrophobic and unsettling in the best way, and Kirk’s pacing made it easy to get swept up in the twists. On the downside, some of the reveals felt a little predictable, and a few character motivations could have been expanded on more. Even so, the central mystery was strong enough to carry the story, making it an addictive and entertaining thriller throughout.

Ultimately, The Woman Downstairs delivered an addictive blend of suspense and unease, making it a compelling choice for fans of dark, twist-driven thrillers.

Thanks so much to NetGalley and Bookouture for the ARC—I really appreciate the chance to read and share my thoughts.

[Debbie Whyte]

The Woman downstairs by JD Kirk is absolutely everything a lover of psychological thrillers could want and more.

A fast paced and at times jaw dropping read that had me completely hooked.

I thought it was going to be an easy to guess read, but I wasn’t prepared for the constant twists this book provided.

My first read of JD Kirk but won’t be my last. Loved this and so thankful to Netgally and publisher for the ARC - would def recommend this book.

[Irene]

totally addictive. Whole new genre for him and hard to put down.