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

## Property details

- Slug: `442932d` (address key hash: `442932dabeaa2f2f891adf20ae8a9584b2c4f917`)
- Postcode: KT6 7PP
- Transactions on record: 3

- Tenure: Freehold
- Property type: Detached
- Floor area: 83 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £202,000 Jun 2001
- Price per m²: £2,434/m²
- Local average: £1,373,425 (10 sales)
- Street crime: 226 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £202,000
- Date: 2001-06-08
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 19/11/2030
- **Current heating cost:** £739/year
- **Est. upgrade cost to C:** £23,500

### Recommendations
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/4630-2629-0009-0020-1226)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2001-06-08 | £202,000 | Detached | +38.4% | £651,184 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/6fd2d90a-c933-4a0b-9621-5b5070fa324c) |
| Sold | 1998-11-30 | £146,000 | Detached | +16.8% | £668,598 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/57bba612-436f-4909-ac6a-e76dfb9289f2) |
| Sold | 1997-06-06 | £125,000 | Detached | — | £724,852 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/aaf4c116-d9ba-47d3-994c-f46703276f53) |

*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 |
|---------|-------|------|------|
| 7 KINGSMEAD AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7PP | £202,000 | 08/06/2001 | Detached |
| 7 KINGSMEAD AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7PP | £146,000 | 30/11/1998 | Detached |
| 7 KINGSMEAD AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7PP | £125,000 | 06/06/1997 | Detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 19 OAKLEIGH AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7PY | £660,000 | 13/06/2025 | Detached |
| 7 LENELBY ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7BG | £640,000 | 08/07/2022 | Detached |
| 31 LENELBY ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7BG | £670,000 | 06/06/2022 | Detached |

**Area average:** £656,667 (3 sales)

## Capital growth trend

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

- **5y growth:** -18.8%
- **10y growth:** 54.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.5%
- **5y growth (index):** 14.8%
- **10y growth (index):** 20%

## 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:** 0.74% (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:** 8.9%
- **Cost-to-rent:** 11.2×
- **Monthly cashflow:** £530/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 10.8%

*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 |