# 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) |