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

## Property details

- Slug: `8592847` (address key hash: `859284729eebf641dfd36d8040dfead569383ffa`)
- Postcode: KT6 7PP
- Transactions on record: 4

- Tenure: Freehold
- Property type: Semi-detached
- Floor area: 87 m²
- EPC rating: D
- Year built: England and Wales: 1900-1929
- Last sold: £570,000 Dec 2019
- Price per m²: £6,552/m²
- Local average: £907,196 (24 sales)
- Street crime: 226 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £570,000
- Date: 2019-12-19
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 12/10/2024 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £836/year
- **Est. upgrade cost to C:** £29,160

### Recommendations
- Q (£4,000  -  £14,000)
- W (£800  -  £1,200)
- E (£60)
- I (£2,200  -  £3,000)
- N (£4,000  -  £6,000)
- U (£9,000  -  £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9824-2887-7607-9894-4651)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2019-12-19 | £570,000 | Semi-detached | +29.5% | £683,182 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/9ff0d96a-18d4-11ed-e053-6c04a8c06383) |
| Sold | 2018-10-05 | £440,000 | Semi-detached | +1.1% | £528,633 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/80e1aa99-17bb-7bf8-e053-6c04a8c00bf2) |
| Sold | 2015-12-15 | £435,000 | Semi-detached | +252.2% | £560,965 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/2d1e4b26-b774-fcd1-e050-a8c0630544ec) |
| Sold | 1999-05-28 | £123,500 | Semi-detached | — | £597,812 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/2f94b3f9-9368-462b-8b39-555748a2aa72) |

*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 |
|---------|-------|------|------|
| 26 KINGSMEAD AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7PP | £570,000 | 19/12/2019 | Semi-detached |
| 26 KINGSMEAD AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7PP | £440,000 | 05/10/2018 | Semi-detached |
| 26 KINGSMEAD AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7PP | £435,000 | 15/12/2015 | Semi-detached |
| 26 KINGSMEAD AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7PP | £123,500 | 28/05/1999 | Semi-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 |
|---------|-------|------|------|
| 42 PRINCES AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7JJ | £600,000 | 19/12/2025 | Semi-detached |
| 137 HAMILTON AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7QA | £850,000 | 10/12/2025 | Semi-detached |
| 12 OAKLEIGH AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7PX | £700,000 | 26/10/2023 | Semi-detached |
| 2 DRAYCOT ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7BL | £565,000 | 01/09/2023 | Semi-detached |
| 3 DRAYCOT ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7BL | £525,000 | 04/08/2023 | Semi-detached |
| 58 KINGSMEAD AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7PP | £575,000 | 20/07/2023 | Semi-detached |
| 24 KINGSMEAD AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7PP | £600,000 | 30/06/2023 | Semi-detached |
| 73 LENELBY ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7BG | £465,000 | 09/06/2023 | Semi-detached |
| 20 PYNE ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7BN | £540,000 | 02/06/2023 | Semi-detached |
| 25 PRINCES AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7JL | £561,000 | 25/05/2023 | Semi-detached |
| 63 LADYWOOD ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7PB | £616,000 | 03/05/2023 | Semi-detached |
| 68 PRINCES AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7JN | £685,000 | 21/03/2023 | Semi-detached |
| 63 HAMILTON AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7PW | £585,000 | 08/03/2023 | Semi-detached |
| 102 RED LION ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7QN | £563,000 | 12/12/2022 | Semi-detached |
| 68 HAMILTON AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7PN | £866,000 | 09/12/2022 | Semi-detached |
| 8 MAYROYD AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7PR | £560,000 | 11/11/2022 | Semi-detached |
| 71 OAKLEIGH AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7PY | £675,000 | 11/11/2022 | Semi-detached |
| 20 LENELBY ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7BH | £711,000 | 28/10/2022 | Semi-detached |
| 45 KINGSMEAD AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7PP | £635,349 | 28/10/2022 | Semi-detached |
| 3 MAYROYD AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7PR | £627,500 | 07/10/2022 | Semi-detached |

**Area average:** £625,242 (20 sales)

## Capital growth trend

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

- **5y growth:** 45.1%
- **10y growth:** 47.1%

## House Price Index (HM Land Registry)

*Official index for Kingston upon Thames; Semi-detached series; as of May 2026.*

- **1y growth (index):** 1.5%
- **5y growth (index):** 16%
- **10y growth (index):** 22.5%

## 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. 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:** 0.26% (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:** 3.2%
- **Cost-to-rent:** 31.7×
- **Monthly cashflow:** £-920/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.7%

*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 |

## FENSA Certificates

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

### FENSA Certificate #16830724
- **Address:** 26 Kingsmead Avenue, SURBITON, KT6 7PP
- **Certificate Issued:** 08/06/2025
- **Work Completed:** 23/05/2025
- **Items:** 1 window(s), 1 door(s)

### FENSA Certificate #11545905
- **Address:** 26 Kingsmead Avenue, SURBITON, KT6 7PP
- **Certificate Issued:** 04/04/2016
- **Work Completed:** 09/03/2016
- **Items:** 11 window(s), 2 door(s)