# 54 KINGSMEAD AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7PP

## Property details

- Slug: `3404d91` (address key hash: `3404d91ad31ea9cc2af50a92bc889fb9ec776b5d`)
- Postcode: KT6 7PP
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Floor area: 104 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £664,500 Apr 2026
- Price per m²: £6,389/m²
- Local average: £743,775 (20 sales)
- Street crime: 226 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £664,500
- Date: 2026-04-27
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 16/07/2035
- **Current heating cost:** £1,090/year
- **Est. upgrade cost to C:** £25,978

### Recommendations
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- E (£210 - £245)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3200-3831-0222-6599-3353)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-27 | £664,500 | Terraced | — | £673,261 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-73ca-b8d0-e063-4704a8c08d98) |

*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 |
|---------|-------|------|------|
| 54 KINGSMEAD AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7PP | £664,500 | 27/04/2026 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 21 LADYWOOD ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7PB | £715,000 | 20/02/2026 | Terraced |
| 177 HAMILTON AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7QA | £550,000 | 29/11/2023 | Terraced |
| 32 LENELBY ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7BH | £570,000 | 31/10/2023 | Terraced |
| 44 LENELBY ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7BH | £680,000 | 30/03/2023 | Terraced |
| 21 DRAYCOT ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7BL | £380,000 | 01/08/2022 | Terraced |
| 7 BAKERY MEWS, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7BP | £467,500 | 28/07/2022 | Terraced |
| 4 BAKERY MEWS, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7BP | £520,000 | 15/07/2022 | Terraced |
| 51 LENELBY ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7BG | £430,000 | 28/06/2022 | Terraced |
| 76 LADYWOOD ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7PD | £500,000 | 10/09/2021 | Terraced |

**Area average:** £534,722 (9 sales)

## Capital growth trend

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

- **5y growth:** 2.5%
- **10y growth:** 44.2%

## House Price Index (HM Land Registry)

*Official index for Kingston upon Thames; Terraced series; as of May 2026.*

- **1y growth (index):** 1.3%
- **5y growth (index):** 14%
- **10y growth (index):** 19.4%

## 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. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, Sundial Court, KT5 | £1,500/mo | 1 | 0.31 miles | OpenRent |

**Average rent: £1,500/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.23% (weak for cashflow)
- **Max investor price (0.8%):** £187,500
- **Target investor price (1%):** £150,000

*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 £1,500/mo).*

- **Gross yield:** 2.7%
- **Cost-to-rent:** 36.9×
- **Monthly cashflow:** £-1,292/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -8%

*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 | 83 |
| Anti-social behaviour | 54 |
| Vehicle crime | 28 |
| Other theft | 17 |
| Public order | 12 |
| Shoplifting | 10 |
| Burglary | 5 |
| Bicycle theft | 4 |
| Drugs | 4 |
| Criminal damage and arson | 3 |
| Other crime | 2 |
| Robbery | 2 |
| Theft from the person | 2 |
| **Total incidents** | **226** |

*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 |
|------|------|----------|--------|
| Tolworth Junior School | Primary | 0.3 miles | Good — 8 Sep 2015 |
| Tolworth Infant and Nursery School | Primary | 0.3 miles | Outstanding — 25 Jan 2024 |
| Our Lady Immaculate Catholic Primary School | Primary | 0.3 miles | Good — 7 Nov 2014 |
| Tolworth Girls' School and Sixth Form | Secondary | 0.5 miles | Outstanding — 1 Nov 2017 |
| Knollmead Primary School | Primary | 0.6 miles | Good — 13 Nov 2019 |

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #4940098
- **Address:** 54 Kingsmead Avenue, SURBITON, KT6 7PP
- **Certificate Issued:** 07/08/2007
- **Work Completed:** 25/07/2007
- **Items:** 1 door(s)

### FENSA Certificate #116758
- **Address:** 54 Kingsmead Avenue, SURBITON, KT6 7PP
- **Certificate Issued:** 15/10/2002
- **Work Completed:** 06/09/2002
- **Items:** 15 window(s), 1 door(s)