Terraced

55 KINGSMEAD AVENUE

SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7PP

£93,000

Location

Map view View on Google Maps View on OpenStreetMap Street View KT6 7PP

Nearby

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

Type	Name	Distance
Bus stop	Tolworth Hospital	0.2 miles
Shop	Garner's Funeral Service LTD	0.2 miles
Train station	Tolworth	0.4 miles
Hospital	Phlebotomy / Blood Tests	2.5 miles
University	Horton Halls Reception	6.1 miles

Property details

Tenure

Freehold

Property type

Terraced

Last sold

£93,000 Aug 1996

Local average

£743,775 (20 sales)

Street crime

226 incidents within 1 mile (Jun 2026)

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	28/08/1996	£93,000	Terraced	—	£640,738 to May 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

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

Address	Price	Date	Type
54 KINGSMEAD AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7PP	£664,500	27/04/2026	Terraced
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: £547,700 (10 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same property type.

Capital growth trend

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

5y growth 5.1%

10y growth 44.2%

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

1y (index) 1.3%

5y (index) 14%

10y (index) 19.4%

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. 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)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1.61%

Max investor price (0.8%) £187,500

Target investor price (1%) £150,000

Gross yield 19.4%

Cost-to-rent ratio 5.2×

Monthly cashflow £959/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 42.7%

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)

INSPIRE registered land data is not available for this location yet.

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. Data from Get Information about Schools and Ofsted.

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

Checking FENSA certificates for this address. Refresh in a few minutes.

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

## Property details

- Slug: `3b97039` (address key hash: `3b970398724b390907644e15df10e98923938449`)
- Postcode: KT6 7PP
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Last sold: £93,000 Aug 1996
- Local average: £743,775 (20 sales)
- Street crime: 226 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £93,000
- Date: 1996-08-28
- Type: T
- Tenure: F

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 1996-08-28 | £93,000 | Terraced | — | £640,738 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/55911dde-0f66-4c7e-95aa-33b626daa63d) |

*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 |
|---------|-------|------|------|
| 55 KINGSMEAD AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7PP | £93,000 | 28/08/1996 | 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 |
|---------|-------|------|------|
| 54 KINGSMEAD AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7PP | £664,500 | 27/04/2026 | Terraced |
| 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:** £547,700 (10 sales)

## Capital growth trend

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

- **5y growth:** 5.1%
- **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:** 1.61% (strong)
- **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:** 19.4%
- **Cost-to-rent:** 5.2×
- **Monthly cashflow:** £959/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 42.7%

*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 |