Flats/Maisonettes 3 sales on record

47 MINSTREL GARDENS

SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8DX

£276,000

Location

Map view View on Google Maps View on OpenStreetMap Street View KT5 8DX

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Clayhill Halls of Residence	0.1 miles
Shop	Premier Express	0.2 miles
Train station	Berrylands	0.5 miles
Hospital	Phlebotomy / Blood Tests	1.2 miles
University	Horton Halls Reception	5.5 miles

Property details

Tenure

Leasehold

Property type

Flat

Bedrooms

Bathrooms

Floor area

38 m²

EPC rating

Year built

England and Wales: 1976-1982

Last sold

£276,000 Mar 2026

Price per m²

£7,263/m²

Local average

£342,201 (20 sales)

Street crime

522 incidents within 1 mile (Jun 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 10/09/2025

Expiry date: 09/09/2035

Current heating cost: £274/year

Potential heating cost: £274/year

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	18/03/2026	£276,000	Flat	+6.2%	£281,974 to May 2026	View transaction
Sold	26/11/2021	£260,000	Flat	-2.6%	£257,275 to May 2026	View transaction
Sold	19/02/2016	£267,000	Flat	—	£285,122 to May 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£276,000
listed	03/12/2025	£280,000
sold	01/01/2021	£260,000
sold	01/01/2016	£267,000
sold	01/01/2009	£147,000
sold	01/01/2004	£148,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
67 FLAT 3 GUILFORD AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8DG	£240,000	18/12/2025	Flat
13 VILLIERS CLOSE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8DL	£368,000	18/09/2025	Flat
60 FLAT A GUILFORD AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8DQ	£374,000	04/08/2025	Flat
63 FLAT 1 GUILFORD AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8DG	£435,000	11/12/2023	Flat
15 FLAT 4 HARLOW GARDENS, KINGSTON UPON THAMES, GREATER LONDON, KT1 3FN	£565,000	30/10/2023	Flat
32 VILLIERS CLOSE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8DN	£385,000	26/09/2023	Flat
21 MINSTREL GARDENS, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8DD	£215,000	18/09/2023	Flat
37 MINSTREL GARDENS, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8DX	£280,000	11/09/2023	Flat
15 FLAT 3 HARLOW GARDENS, KINGSTON UPON THAMES, GREATER LONDON, KT1 3FN	£550,000	18/08/2023	Flat
23 VILLIERS AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8BB	£430,050	14/06/2023	Flat
24 VILLIERS CLOSE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8DL	£350,000	06/04/2023	Flat
50 MINSTREL GARDENS, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8DX	£333,500	15/03/2023	Flat
36 FLAT 5 VILLIERS AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8BD	£600,000	16/12/2022	Flat
36 FLAT 4 VILLIERS AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8BD	£600,000	16/12/2022	Flat
147 VILLIERS ROAD, KINGSTON UPON THAMES, GREATER LONDON, KT1 3BD	£475,000	18/11/2022	Flat
52 MINSTREL GARDENS, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8DX	£277,500	14/10/2022	Flat
2 MINSTREL GARDENS, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8DD	£310,000	30/09/2022	Flat
29 TOP FLOOR FLAT AT SURBITON HILL PARK, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8EQ	£455,000	27/09/2022	Flat
36 FLAT 7 VILLIERS AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8BD	£600,000	23/09/2022	Flat
31 FLAT 7 SURBITON HILL PARK, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8EQ	£255,000	09/09/2022	Flat

Area average: £404,903 (20 sales)

For sale comparables

Active for-sale listings within 1 mile, matched to the same property type and bedroom count.

Address	Price	Beds	Type	Distance
Priory Court, Kingston, Kingston upon Thames, KT1	£250,000	1	Flat	0.69 mi

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 11.4%

10y growth -4.1%

House Price Index (HM Land Registry — official index, not sold-price averages): Kingston upon Thames. Series: Flats and maisonettes. As of May 2026.

1y (index) -2.2%

5y (index) 1.5%

10y (index) 1.5%

Rental Range

Estimated market rent for Kingston upon Thames. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,626/mo

Realistic £1,807/mo

Optimistic £1,988/mo

Based on Local Authority from postcode lookup → Kingston upon Thames.

LHA (30th percentile) floor for Outer South West London: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
Studio Flat, Villiers Road, KT1	£1,139/mo	1	0.29 miles	OpenRent
Studio Flat, Parklands, KT5	£1,100/mo	1	0.31 miles	OpenRent
1 Bed Flat, King Charles Road, KT5	£1,375/mo	1	0.4 miles	OpenRent
1 Bed Flat, Beaufort Road, KT1	£1,600/mo	1	0.42 miles	OpenRent
1 Bed Flat, Claremont Gardens, KT6	£1,700/mo	1	0.45 miles	OpenRent

Average rent: £1,383/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.5%

Max investor price (0.8%) £171,875

Target investor price (1%) £137,500

Gross yield 6%

Cost-to-rent ratio 16.7×

Monthly cashflow £126/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 1.9%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Building plot (shared): ~6,730 m² (1.66 acres) (area is for the building, not the flat)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Violence and sexual offences	165
Anti-social behaviour	114
Shoplifting	66
Other theft	37
Public order	32
Theft from the person	24
Vehicle crime	24
Drugs	19
Bicycle theft	14
Robbery	11
Burglary	6
Other crime	6
Criminal damage and arson	2
Possession of weapons	2
Total incidents	522

Within 1 mile during Jun 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
The Hollyfield School and Sixth Form Centre	Secondary	0.4 miles	Good — 23 May 2016
King Athelstan Primary School	Primary	0.5 miles	Good — 1 Nov 2011
Christ Church CofE Primary School	Primary	0.5 miles	Good — 23 Apr 2015
St John's C of E Primary School	Primary	0.5 miles	Good — 3 Jul 2014
Surbiton High School	Other	0.6 miles	— (No rating)

FENSA

No FENSA certificates found for this address.

# 47 MINSTREL GARDENS, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8DX

## Property details

- Slug: `1c9d68f` (address key hash: `1c9d68fc703e03bafbf9724f22d56b94c3cdfc38`)
- Postcode: KT5 8DX
- Transactions on record: 3

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 1
- Bathrooms: 1
- Floor area: 38 m²
- EPC rating: C
- Year built: England and Wales: 1976-1982
- Last sold: £276,000 Mar 2026
- Price per m²: £7,263/m²
- Local average: £342,201 (20 sales)
- Street crime: 522 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £276,000
- Date: 2026-03-18
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 09/09/2035
- **Current heating cost:** £274/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9735-3621-2500-0920-4296)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-18 | £276,000 | Flat | +6.2% | £281,974 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-9f92-8922-e063-4804a8c094d0) |
| Sold | 2021-11-26 | £260,000 | Flat | -2.6% | £257,275 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/e073986b-af33-2134-e053-6c04a8c0233b) |
| Sold | 2016-02-19 | £267,000 | Flat | — | £285,122 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/3914047a-1d25-3206-e050-a8c063057647) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 47 MINSTREL GARDENS, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8DX | £276,000 | 18/03/2026 | Flat |
| 47 MINSTREL GARDENS, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8DX | £260,000 | 26/11/2021 | Flat |
| 47 MINSTREL GARDENS, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8DX | £267,000 | 19/02/2016 | Flat |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [169970840](http://87.117.209.195:8080/listings/7a044d2)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £276,000 |
| listed | 2025-12-03 | £280,000 |
| sold | 2021-01-01 | £260,000 |
| sold | 2016-01-01 | £267,000 |
| sold | 2009-01-01 | £147,000 |
| sold | 2004-01-01 | £148,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 67 FLAT 3 GUILFORD AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8DG | £240,000 | 18/12/2025 | Flat |
| 13 VILLIERS CLOSE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8DL | £368,000 | 18/09/2025 | Flat |
| 60 FLAT A GUILFORD AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8DQ | £374,000 | 04/08/2025 | Flat |
| 63 FLAT 1 GUILFORD AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8DG | £435,000 | 11/12/2023 | Flat |
| 15 FLAT 4 HARLOW GARDENS, KINGSTON UPON THAMES, GREATER LONDON, KT1 3FN | £565,000 | 30/10/2023 | Flat |
| 32 VILLIERS CLOSE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8DN | £385,000 | 26/09/2023 | Flat |
| 21 MINSTREL GARDENS, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8DD | £215,000 | 18/09/2023 | Flat |
| 37 MINSTREL GARDENS, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8DX | £280,000 | 11/09/2023 | Flat |
| 15 FLAT 3 HARLOW GARDENS, KINGSTON UPON THAMES, GREATER LONDON, KT1 3FN | £550,000 | 18/08/2023 | Flat |
| 23 VILLIERS AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8BB | £430,050 | 14/06/2023 | Flat |
| 24 VILLIERS CLOSE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8DL | £350,000 | 06/04/2023 | Flat |
| 50 MINSTREL GARDENS, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8DX | £333,500 | 15/03/2023 | Flat |
| 36 FLAT 5 VILLIERS AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8BD | £600,000 | 16/12/2022 | Flat |
| 36 FLAT 4 VILLIERS AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8BD | £600,000 | 16/12/2022 | Flat |
| 147 VILLIERS ROAD, KINGSTON UPON THAMES, GREATER LONDON, KT1 3BD | £475,000 | 18/11/2022 | Flat |
| 52 MINSTREL GARDENS, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8DX | £277,500 | 14/10/2022 | Flat |
| 2 MINSTREL GARDENS, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8DD | £310,000 | 30/09/2022 | Flat |
| 29 TOP FLOOR FLAT AT SURBITON HILL PARK, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8EQ | £455,000 | 27/09/2022 | Flat |
| 36 FLAT 7 VILLIERS AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8BD | £600,000 | 23/09/2022 | Flat |
| 31 FLAT 7 SURBITON HILL PARK, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT5 8EQ | £255,000 | 09/09/2022 | Flat |

**Area average:** £404,903 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type and bedroom count.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Priory Court, Kingston, Kingston upon Thames, KT1](http://87.117.209.195:8080/listings/dde79d5) | £250,000 | 1 | Flat | 0.69 mi |

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 11.4%
- **10y growth:** -4.1%

## House Price Index (HM Land Registry)

*Official index for Kingston upon Thames; Flats and maisonettes series; as of May 2026.*

- **1y growth (index):** -2.2%
- **5y growth (index):** 1.5%
- **10y growth (index):** 1.5%

## Rental Range

*ONS Price Index of Private Rents (Kingston upon Thames). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,626/mo
- **Realistic:** £1,807/mo
- **Optimistic:** £1,988/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer South West London (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| Studio Flat, Villiers Road, KT1 | £1,139/mo | 1 | 0.29 miles | OpenRent |
| Studio Flat, Parklands, KT5 | £1,100/mo | 1 | 0.31 miles | OpenRent |
| 1 Bed Flat, King Charles Road, KT5 | £1,375/mo | 1 | 0.4 miles | OpenRent |
| 1 Bed Flat, Beaufort Road, KT1 | £1,600/mo | 1 | 0.42 miles | OpenRent |
| 1 Bed Flat, Claremont Gardens, KT6 | £1,700/mo | 1 | 0.45 miles | OpenRent |

**Average rent: £1,383/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.5% (weak for cashflow)
- **Max investor price (0.8%):** £171,875
- **Target investor price (1%):** £137,500

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,375/mo).*

- **Gross yield:** 6%
- **Cost-to-rent:** 16.7×
- **Monthly cashflow:** £126/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.9%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 165 |
| Anti-social behaviour | 114 |
| Shoplifting | 66 |
| Other theft | 37 |
| Public order | 32 |
| Theft from the person | 24 |
| Vehicle crime | 24 |
| Drugs | 19 |
| Bicycle theft | 14 |
| Robbery | 11 |
| Burglary | 6 |
| Other crime | 6 |
| Criminal damage and arson | 2 |
| Possession of weapons | 2 |
| **Total incidents** | **522** |

*Within 1 mile during Jun 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| The Hollyfield School and Sixth Form Centre | Secondary | 0.4 miles | Good — 23 May 2016 |
| King Athelstan Primary School | Primary | 0.5 miles | Good — 1 Nov 2011 |
| Christ Church CofE Primary School | Primary | 0.5 miles | Good — 23 Apr 2015 |
| St John's C of E Primary School | Primary | 0.5 miles | Good — 3 Jul 2014 |
| Surbiton High School | Other | 0.6 miles | — (No rating) |