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What Happened at No. 13
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Expected 18 Feb 26Preorder 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 ⭐⭐⭐⭐⭐
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 ⭐⭐⭐⭐⭐
377 pages, Kindle Edition
Expected publication February 18, 2026
7 people are currently reading
63 people want to read
About the author
Saskia Sarginson
16 books230 followersSaskia 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,
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Review of advance copy received from Netgalley
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.
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.
Review of advance copy received from Netgalley
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.
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.
Review of advance copy received from Netgalley
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.
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.
Review of advance copy received from Netgalley
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.
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.
Review of advance copy received from Netgalley
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.
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.
Review of advance copy received from Netgalley
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.
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.
Review of advance copy received from Netgalley
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
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
Review of advance copy received from Netgalley
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.
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.
Review of advance copy received from Netgalley
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.
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.
January 14, 2026
Review of ‘What Happened at No. 13’ by Saskia Sarginson, due to be published on 18 February 2026 by Boldwood Books.
Rosie, a fashion magazine editor who was adopted as a child, is stunned when she learns she has inherited the life tenancy of a property in Notting Hill, the home her birth parents lived in, that she had absolutely no knowledge of. It needs a lot of work, having been closed up since their deaths nearly 30 years ago.
When Rosie loses her job, she has no choice but to find some tenants for the property to enable her to pay bills and make ends meet, with the renovation work having to be put on hold. When her life, just like the house, starts crumbling around her, some shocking truths come to light along with the knowledge that those nearest to her have been lying, leaving Rosie unsure who to trust.
This was a well thought out, well written story with well developed characters and strong female protagonists. You think you know what is happening but with a book full of red herrings and misdirection, the twists keep on coming to the very last page. A gripping, tense and unsettling read that is definitely recommended.
Rosie, a fashion magazine editor who was adopted as a child, is stunned when she learns she has inherited the life tenancy of a property in Notting Hill, the home her birth parents lived in, that she had absolutely no knowledge of. It needs a lot of work, having been closed up since their deaths nearly 30 years ago.
When Rosie loses her job, she has no choice but to find some tenants for the property to enable her to pay bills and make ends meet, with the renovation work having to be put on hold. When her life, just like the house, starts crumbling around her, some shocking truths come to light along with the knowledge that those nearest to her have been lying, leaving Rosie unsure who to trust.
This was a well thought out, well written story with well developed characters and strong female protagonists. You think you know what is happening but with a book full of red herrings and misdirection, the twists keep on coming to the very last page. A gripping, tense and unsettling read that is definitely recommended.
Review of advance copy received from Netgalley
I can highly recommend What Happened at No. 13 (Kindle Edition) a dark psychological suspense thriller which I enjoyed immensely.
Fashion editor, Rosie inherits a house in an affluent area in Notting Hill London. Rosie feels like she is on cloud nine but events from the past to the present are going to bring her right back down to earth with a bang.
Unfortunately the house she has inherited is in a severe state of disrepair and there is a clause attached which stipulates that she can't sell it. Rosie has to take in two lodgers to make ends meet when she has been fired from her job. Rosie's boyfriend, Eli also comes to stay too.
Rosie suffers from Post-Traumatic Stress Disorder which stems from the death of both her biological parents when she was a baby and was adopted. Rosie searches her home from top to bottom to find out more about them.
Unfortunately for Rosie, there is someone who is jealous of what she has and is willing to go to any lengths to get it all.
There is darkness, adultry, jealousy, murder, mistrust and intrigue in this chilling psychological thriller.
Fashion editor, Rosie inherits a house in an affluent area in Notting Hill London. Rosie feels like she is on cloud nine but events from the past to the present are going to bring her right back down to earth with a bang.
Unfortunately the house she has inherited is in a severe state of disrepair and there is a clause attached which stipulates that she can't sell it. Rosie has to take in two lodgers to make ends meet when she has been fired from her job. Rosie's boyfriend, Eli also comes to stay too.
Rosie suffers from Post-Traumatic Stress Disorder which stems from the death of both her biological parents when she was a baby and was adopted. Rosie searches her home from top to bottom to find out more about them.
Unfortunately for Rosie, there is someone who is jealous of what she has and is willing to go to any lengths to get it all.
There is darkness, adultry, jealousy, murder, mistrust and intrigue in this chilling psychological thriller.
Review of advance copy received from Netgalley
Saskia Sarginson delivers a gripping, slow-burn psychological thriller that creeps under your skin and stays there. When Rosie inherits a mysterious house in Notting Hill from the parents she never knew, it feels like a once-in-a-lifetime dream… until the cracks start to show—literally and figuratively.
No. 13 Arundel Crescent isn’t just falling apart, it comes with chilling conditions that trap Rosie inside its walls. Forced to take in lodgers and haunted by unanswered questions about her past, Rosie soon realizes the house is hiding far darker secrets than she ever imagined. The tension builds steadily, the atmosphere is claustrophobic, and the sense of unease never lets up.
This is the kind of thriller where everyone feels suspicious, the truth unfolds in unsettling layers, and the final revelations hit hard. Fans of Freida McFadden, Claire Douglas, and Lisa Jewell will absolutely devour this one.
✨ Moody. Twisty. Completely addictive.
If you love psychological thrillers that blur the line between home and nightmare, this is a must-read.
⭐️⭐️⭐️⭐️⭐️
#Bookstagram #PsychologicalThriller #ThrillerReads #SaskiaSarginson #MustRead #BookReview #SuspenseReads #DarkFiction
No. 13 Arundel Crescent isn’t just falling apart, it comes with chilling conditions that trap Rosie inside its walls. Forced to take in lodgers and haunted by unanswered questions about her past, Rosie soon realizes the house is hiding far darker secrets than she ever imagined. The tension builds steadily, the atmosphere is claustrophobic, and the sense of unease never lets up.
This is the kind of thriller where everyone feels suspicious, the truth unfolds in unsettling layers, and the final revelations hit hard. Fans of Freida McFadden, Claire Douglas, and Lisa Jewell will absolutely devour this one.
✨ Moody. Twisty. Completely addictive.
If you love psychological thrillers that blur the line between home and nightmare, this is a must-read.
⭐️⭐️⭐️⭐️⭐️
#Bookstagram #PsychologicalThriller #ThrillerReads #SaskiaSarginson #MustRead #BookReview #SuspenseReads #DarkFiction
January 26, 2026
Rosie was adopted as a baby and doesn’t remember her birth parents. But surprisingly they remember her by leaving No 12 Arundle court to her in her will. A house in the upmarket area in Notting Hill. But the house that has been left empty for several years and a lot of work need doing it. and the last will and testament says that she cannot sell the property. But she moves in anyway with her boyfriend Eli. But when they move in a house that holds a lot of secrets and puts her in danger from people from the past.
Thank you Boldwood books for a copy of what happened at No13 by Saskia Sarginson. This story is told in several POV’s, going forward and back in time in short chapters. It has well developed characters and I liked the premise of the story, but I found the storyline to be too drawn out for me personally and it was a bit too long I thought some of the writing wasn’t necessarily to complete the storyline. If you like a slow burn of a story this one is for you. But for me it’s a 3-star read. I liked it but it could have been a bit shorter.
Thank you Boldwood books for a copy of what happened at No13 by Saskia Sarginson. This story is told in several POV’s, going forward and back in time in short chapters. It has well developed characters and I liked the premise of the story, but I found the storyline to be too drawn out for me personally and it was a bit too long I thought some of the writing wasn’t necessarily to complete the storyline. If you like a slow burn of a story this one is for you. But for me it’s a 3-star read. I liked it but it could have been a bit shorter.
January 18, 2026
📚Book Review: What Happened at No. 13
Author: Saskia Sarginson
Rating: ⭐️⭐️⭐️ (3.5)
Genre: Psychological Thriller
Pages: 377
Coming February 18, 2026
📚My Book Review:
What Happened at No. 13 by Saskia Sarginson is a psychological thriller about a woman who inherits a crumbling Notting Hill house, from birth parents that she never knew, uncovering dark family secrets along the way.
I enjoyed the multiple viewpoints and the timeline that rotates from the past to the present. I did not find this book to be a nonstop suspenseful thriller. It is a very slow story that gradually develops and leads to the thriller aspect. I liked the story but for me, it was too slow. There were a few twists but some of the twists were actually pretty obvious as the story went on. I rated the book 3.5 stars. Overall, I enjoyed the book, but I was looking for a fast paced story. If you enjoy more of a slow paced gradual story, then this book is for you.
Review of advance copy received from Netgalley
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…
I enjoyed this book, some of the threads were a little predictable and parts of the book had me grumbling about the naivety of the FMC.
The writing style flowed, it was an enjoyable read and was enough to keep me hooked.
#TW discusses psychological and physical abuse.
Thank you to Netgalley, the publishers and the author for this E-arc in exchange for an honest review.
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…
I enjoyed this book, some of the threads were a little predictable and parts of the book had me grumbling about the naivety of the FMC.
The writing style flowed, it was an enjoyable read and was enough to keep me hooked.
#TW discusses psychological and physical abuse.
Thank you to Netgalley, the publishers and the author for this E-arc in exchange for an honest review.
Review of advance copy received from Netgalley
Thank you NetGalley and Boldwood Books for the eARC.
This is a riveting thriller featuring Rosie, an adopted young woman who, to her astonishment, inherits a huge house in London.
The tension in the book is palpable. Rosie starts to discover things from her childhood, the house is like a character that starts to work at her psyche, the cellar scares her enough to lock it up, she finds pictures she thinks are of her parents and eventually she gets nasty notes. Thank goodness for her boyfriend; the only one who makes her feel safe. Even her adopted mother doesn't soothe her anymore.
I absolutely loved this book (as I did this author's previous book; she's now an automatic go-to author for me!),it's an amazing read. The shocks keep coming, till you cannot stop even though your eyes are blurring. Plus it's got a great twist at the end ... it's a must read!
This is a riveting thriller featuring Rosie, an adopted young woman who, to her astonishment, inherits a huge house in London.
The tension in the book is palpable. Rosie starts to discover things from her childhood, the house is like a character that starts to work at her psyche, the cellar scares her enough to lock it up, she finds pictures she thinks are of her parents and eventually she gets nasty notes. Thank goodness for her boyfriend; the only one who makes her feel safe. Even her adopted mother doesn't soothe her anymore.
I absolutely loved this book (as I did this author's previous book; she's now an automatic go-to author for me!),it's an amazing read. The shocks keep coming, till you cannot stop even though your eyes are blurring. Plus it's got a great twist at the end ... it's a must read!
Review of advance copy received from Netgalley
What Happened at No 13 is multi POV story told by various women from both past and present, which helped provide readers with the full picture in real time as each character was experiencing something and watching it progress alongside them. Each female character were relatable that it was hard to favour one over the other or really hate or hold negative sentiments towards the immoral ones. Story is fast-paced and well structured that the timelines overlap in a way that make it cohesive so you don’t get confused with the switches. I will say, as a thriller/mystery lover, the gears didn't start turning until near the end chapters where it was starting to become obvious where the twists were being unraveled. I thoroughly enjoyed the red herrings sprinkled throughout and found they were well done.
Review of advance copy received from Netgalley
Title: What Happened at No. 13
Author: Saskia Sarginson
Rating: 🌟🌟🌟🌟
Publication Date: February 18, 2026
This was a new to me author, so I truly didn't know what to expect. The premise of the book sounded intriguing, so I decided to take a chance.
Rosie, the main character, was just so likable, but she did make a few questionable decisions. Even so, I honestly didn't want anything bad to happen to her.
I found the storyline to be fairly unique and it definitely was not predictable. There were a few twists that I never saw coming. I do have to admit that i was disappointed with the fact that the book ended without circling back around to Rosie's adoptive parents.
All in all, such a worthwhile read that will keep you guessing until the very end.
Thank you to NetGalley for the opportunity to read this ARC in exchange for my honest opinion/review.
Author: Saskia Sarginson
Rating: 🌟🌟🌟🌟
Publication Date: February 18, 2026
This was a new to me author, so I truly didn't know what to expect. The premise of the book sounded intriguing, so I decided to take a chance.
Rosie, the main character, was just so likable, but she did make a few questionable decisions. Even so, I honestly didn't want anything bad to happen to her.
I found the storyline to be fairly unique and it definitely was not predictable. There were a few twists that I never saw coming. I do have to admit that i was disappointed with the fact that the book ended without circling back around to Rosie's adoptive parents.
All in all, such a worthwhile read that will keep you guessing until the very end.
Thank you to NetGalley for the opportunity to read this ARC in exchange for my honest opinion/review.
January 30, 2026
Genuinely creepy thriller about an IT girl Rosie who’s career as a magazine editor and relationship with the perfect guy Eli come crashing down as soon as she inherits a house where her birth parents were brutally stabbed and killed. But Rosie was adopted so doesn’t find this out until later. This house seems to bring crazy bad luck and the author introduces several characters who have an agenda but it doesn’t all knot together until the final quarter of the book. Susan, Jonathan, Carla, Lisa?! Where lies the truth? The novel jumps between 2025 and 1995 so you need to keep track of the “Violet and Rupert” timeline as it’s relevant to the present. It’s my first book by this author and I’ll definitely read more. I was engrossed and the plot is good. Thank you NetGalley, The author and Boldwood books for the eARC in exchange for an honest review. Denise x
January 23, 2026
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
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
Review of advance copy received from Netgalley
What Happened at No. 13 was an enjoyable read. A clever mystery in parts and a little slow in others. I did guess most of the twists except one at the very end which was very satisfying. The characters I'm afraid I did not find very convincing or likeable. I really didn't care what happened to any of them and at time wanted to take a knife to them myself. Their characters felt quite 2 dimensional until the very end I think because the author was holding back. Despite this, it was overall a good read.
Thank you to NetGalley and the publisher for the opportunity to read an advance copy. All opinions are my own.
Thank you to NetGalley and the publisher for the opportunity to read an advance copy. All opinions are my own.
Review of advance copy received from Netgalley
Adopted as a baby, Rosie is shocked to be left user rights to a home in the extravagant neighbourhood of Notting Hill by the biological parents she never knew. But she has no idea that someone else is stalking her and has designs on her new home.
Nor is she aware of the dark history of the house, or what actually happened to her birth parents...
This is a compelling story that delivers twist after twist, and while I guessed some of them, others took me by surprise. This one will be devoured by thriller readers.
I received a free copy of this book from Netgalley in exchange for an honest review
Nor is she aware of the dark history of the house, or what actually happened to her birth parents...
This is a compelling story that delivers twist after twist, and while I guessed some of them, others took me by surprise. This one will be devoured by thriller readers.
I received a free copy of this book from Netgalley in exchange for an honest review
Review of advance copy received from Netgalley
I really enjoyed this book!
I liked getting to know all the characters and trying to figure out how they fit into the plot of this book - as not everyone was who they seemed to be.
I liked how there were two story lines bouncing between the early 90s and later 2025.
I also enjoyed hearing about the home itself. I kept picturing this beautiful, old mansion in my head.
I will admit, I figured out all but two of the twists, but that didn't take away any of the enjoyment.
I flew through the pages of this book and would definitely recommend it to others.
Thank you to Netgalley, Boldwood Books, and Saskia Sarginson for an ARC of this book in exchange for my honest review.
I liked getting to know all the characters and trying to figure out how they fit into the plot of this book - as not everyone was who they seemed to be.
I liked how there were two story lines bouncing between the early 90s and later 2025.
I also enjoyed hearing about the home itself. I kept picturing this beautiful, old mansion in my head.
I will admit, I figured out all but two of the twists, but that didn't take away any of the enjoyment.
I flew through the pages of this book and would definitely recommend it to others.
Thank you to Netgalley, Boldwood Books, and Saskia Sarginson for an ARC of this book in exchange for my honest review.
Review of advance copy received from Netgalley
I wasn't sure what to rate this. It's not quite a 4; if I was able I would rate this 3.5.
The story built tension well and unlike other reviewers I didn't see most of the twists coming, so I was curious throughout to see what would happen next. It definitely kept me interested and there were lots of red herrings.
That being said, I did find some of the plot and characters improbable. The characters were mostly horrible people, and even Rosie was irritating and a bit pathetic.
Overall as an easy read thriller it kept my attention, I didn't guess most of the plots and I wanted to read to the end.
Thank you to the publishers and netgalley for the chance to read in advance..
The story built tension well and unlike other reviewers I didn't see most of the twists coming, so I was curious throughout to see what would happen next. It definitely kept me interested and there were lots of red herrings.
That being said, I did find some of the plot and characters improbable. The characters were mostly horrible people, and even Rosie was irritating and a bit pathetic.
Overall as an easy read thriller it kept my attention, I didn't guess most of the plots and I wanted to read to the end.
Thank you to the publishers and netgalley for the chance to read in advance..
Review of advance copy received from Netgalley
I flew through What Happened at No. 13 and it really got under my skin. There’s this constant feeling that something isn’t quite right, and it just builds and builds. The house feels full of secrets, and I kept second-guessing everyone the whole way through. By the end I was genuinely surprised and left feeling a bit unsettled (in a good way). Such an addictive, moody read — I couldn’t put it down.
📚I was able to read an advanced copy of title thanks to NetGalley, Saskia Sarginson and Boldwood Books📚
📚All reviews and opinions are entirely my own📚
📚I was able to read an advanced copy of title thanks to NetGalley, Saskia Sarginson and Boldwood Books📚
📚All reviews and opinions are entirely my own📚
Review of advance copy received from Netgalley
When Rosie inherits No.13 from her birth parents, but nothing is as it seems when she has her boyfriend and two renters move in. Which ones can be trusted?
This one kept me guessing until the end as to which ones were trustworthy. Just when I thought I knew what was going on, another twist came, and I had to change my mind. I was totally blind sighted by the ending – it was fabulous – a good one to put on your TBR list!
This one kept me guessing until the end as to which ones were trustworthy. Just when I thought I knew what was going on, another twist came, and I had to change my mind. I was totally blind sighted by the ending – it was fabulous – a good one to put on your TBR list!
Review of advance copy received from Netgalley
An atmospheric thriller. Slow burn, and the POV switches between past and present and different characters.
Rosie was going through tough times. She fell a long way from where she was after she had been 'cancelled'.
Susan, totally controlled by her mother who was a cruel and greedy woman,
I thought I had all of this figured out, but the twists were very unexpected.
It stuns me that one cruel act by a psychopath can change so many lives.
I recommend. Excellent book.
Rosie was going through tough times. She fell a long way from where she was after she had been 'cancelled'.
Susan, totally controlled by her mother who was a cruel and greedy woman,
I thought I had all of this figured out, but the twists were very unexpected.
It stuns me that one cruel act by a psychopath can change so many lives.
I recommend. Excellent book.
Review of advance copy received from Netgalley
Rosie and her husband Eli, along with their two children, move into a new house in Notting Hill. Though Rosie misses her old home, it’s a fresh start after Eli’s affair. One day, she discovers the diary of the woman who lived there before, and soon her trust in Eli begins to crumble. *What Happened at Number 13* is an addictive, twist-filled read that will keep you guessing until the very end—highly recommended.
January 20, 2026
A very enjoyable psych thriller! It was a little slow in the middle but mostly drama packed throughout. At one point I was worried that the number of points of view with different time periods would be too much and confusing but this wasn’t the case, they were well balanced, flowed well and kept me reading. Some of the twists were obvious to me but there were so many turns I was made to question my theories. Definitely one I would recommend.
Review of advance copy received from Netgalley
The book starts off with a lot of suspense and mystery. The author really does a fantastic job of building up the suspense, I was anxiously awaiting for the pieces of the puzzle to come together. I guessed some of the twists, but definitely not all of them. There were so many twists in this book. When the story was wrapping up, I was sad because I just wanted more! Well written, I definitely recommend. 5 stars from me!
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