Semi-Detached 3 sales on record

17 LOWER HILL ROAD

EPSOM, EPSOM AND EWELL, SURREY, KT19 8LS

£775,000

Location

Map view View on Google Maps View on OpenStreetMap Street View KT19 8LS

Nearby

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

Type	Name	Distance
Bus stop	Stamford Green	0.3 miles
Shop	Costcutter	0.4 miles
Train station	Epsom	0.6 miles
Hospital	SpaMedica Epsom	0.8 miles
University	Horton Halls Reception	8.0 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Bedrooms

Bathrooms

Floor area

128 m²

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£775,000 Mar 2026

Price per m²

£6,055/m²

Local average

£590,575 (53 sales)

Street crime

282 incidents within 1 mile (Jun 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 20/08/2025

Expiry date: 19/08/2035

Current heating cost: £1,306/year

Potential heating cost: £912/year

Est. upgrade cost to C: £17,700

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Cavity wall insulation (£900 - £1,500)
Floor insulation (suspended floor) (£5,000 - £10,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	05/03/2026	£775,000	Semi-detached	+17.4%	£793,379 to May 2026	View transaction
Sold	01/09/2016	£660,000	Semi-detached	+46.7%	£838,969 to May 2026	View transaction
Sold	17/09/2010	£450,000	Semi-detached	—	£868,156 to May 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£775,000
listed	22/08/2025	£785,000
sold	01/01/2016	£660,000
sold	01/01/2010	£450,000

Photos · Open listing

Sold comparables

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

Address	Price	Date	Type
5 KENDOR AVENUE, EPSOM, EPSOM AND EWELL, SURREY, KT19 8RH	£570,000	06/11/2023	Semi-detached
37 HAMILTON CLOSE, EPSOM, EPSOM AND EWELL, SURREY, KT19 8RG	£801,000	22/08/2023	Semi-detached
4 KENDOR AVENUE, EPSOM, EPSOM AND EWELL, SURREY, KT19 8RH	£685,000	18/10/2022	Semi-detached
39 HAMILTON CLOSE, EPSOM, EPSOM AND EWELL, SURREY, KT19 8RG	£647,500	29/04/2022	Semi-detached
1A KENDOR AVENUE, EPSOM, EPSOM AND EWELL, SURREY, KT19 8RH	£520,000	08/03/2022	Semi-detached
25 LOWER HILL ROAD, EPSOM, EPSOM AND EWELL, SURREY, KT19 8LS	£750,000	01/12/2021	Semi-detached
124 MANOR GREEN ROAD, EPSOM, EPSOM AND EWELL, SURREY, KT19 8LN	£808,000	22/10/2021	Semi-detached

Area average: £683,071 (7 sales)

For sale comparables

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

Capital growth trend

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

5y growth 13.4%

10y growth 16.1%

House Price Index (HM Land Registry — official index, not sold-price averages): Epsom and Ewell. Series: Semi-detached. As of May 2026.

1y (index) 4.4%

5y (index) 19.1%

10y (index) 31.6%

Rental Range

Estimated market rent for Epsom and Ewell. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,522/mo

Realistic £1,691/mo

Optimistic £1,860/mo

Based on Local Authority from postcode lookup → Epsom and Ewell.

LHA (30th percentile) floor for Outer South London: Apr 2025 – Mar 2026

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Flat, Horton Crescent, KT19	£2,050/mo	2	0.26 miles	OpenRent
1 Bed Bungalow, Hamilton Close, KT19	£1,800/mo	1	0.32 miles	OpenRent
4 Bed End Terrace, Horton Crescent, KT19	£2,900/mo	4	0.4 miles	OpenRent
4 Bed Semi-Detached House, Brettgrave, KT19	£1,200/mo	4	0.44 miles	OpenRent

Average rent: £1,988/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.25%

Max investor price (0.8%) £240,625

Target investor price (1%) £192,500

Gross yield 3%

Cost-to-rent ratio 33.5×

Monthly cashflow £-1,345/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -7.2%

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)

Street-level crime

Category	Count
Violence and sexual offences	106
Anti-social behaviour	37
Public order	29
Shoplifting	28
Other theft	18
Criminal damage and arson	17
Vehicle crime	12
Other crime	9
Bicycle theft	8
Burglary	5
Drugs	5
Robbery	4
Possession of weapons	3
Theft from the person	1
Total incidents	282

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
Stamford Green Primary School and Nursery	Primary	0.2 miles	Outstanding — 2 Mar 2015
Kingswood House School	Other	0.3 miles	— (No rating)
Southfield Park Primary School	Primary	0.4 miles	Good — 5 Mar 2023
Epsom Primary and Nursery School	Primary	0.5 miles	Good — 23 Sep 2019
St Joseph's Catholic Primary School	Primary	0.7 miles	Outstanding — 15 Jan 2018

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
17/01/2011	17/12/2010	16	3

# 17 LOWER HILL ROAD, EPSOM, EPSOM AND EWELL, SURREY, KT19 8LS

## Property details

- Slug: `d990aa9` (address key hash: `d990aa90c3a184df23be21825997e2ccf89e96cb`)
- Postcode: KT19 8LS
- Transactions on record: 3

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 128 m²
- EPC rating: D
- Year built: England and Wales: 1950-1966
- Last sold: £775,000 Mar 2026
- Price per m²: £6,055/m²
- Local average: £590,575 (53 sales)
- Street crime: 282 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £775,000
- Date: 2026-03-05
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 19/08/2035
- **Current heating cost:** £1,306/year
- **Est. upgrade cost to C:** £17,700

### Recommendations
- B (£900 - £1,500)
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2105-3053-3208-6605-9204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-05 | £775,000 | Semi-detached | +17.4% | £793,379 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-b047-8922-e063-4804a8c094d0) |
| Sold | 2016-09-01 | £660,000 | Semi-detached | +46.7% | £838,969 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/3e0330f0-5858-8d89-e050-a8c062052140) |
| Sold | 2010-09-17 | £450,000 | Semi-detached | — | £868,156 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/adb897fc-b74f-40cf-b191-d17485ae2312) |

*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 |
|---------|-------|------|------|
| 17 LOWER HILL ROAD, EPSOM, EPSOM AND EWELL, SURREY, KT19 8LS | £775,000 | 05/03/2026 | Semi-detached |
| 17 LOWER HILL ROAD, EPSOM, EPSOM AND EWELL, SURREY, KT19 8LS | £660,000 | 01/09/2016 | Semi-detached |
| 17 LOWER HILL ROAD, EPSOM, EPSOM AND EWELL, SURREY, KT19 8LS | £450,000 | 17/09/2010 | Semi-detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [166088867](http://87.117.209.195:8080/listings/ca6bd10)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £775,000 |
| listed | 2025-08-22 | £785,000 |
| sold | 2016-01-01 | £660,000 |
| sold | 2010-01-01 | £450,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 5 KENDOR AVENUE, EPSOM, EPSOM AND EWELL, SURREY, KT19 8RH | £570,000 | 06/11/2023 | Semi-detached |
| 37 HAMILTON CLOSE, EPSOM, EPSOM AND EWELL, SURREY, KT19 8RG | £801,000 | 22/08/2023 | Semi-detached |
| 4 KENDOR AVENUE, EPSOM, EPSOM AND EWELL, SURREY, KT19 8RH | £685,000 | 18/10/2022 | Semi-detached |
| 39 HAMILTON CLOSE, EPSOM, EPSOM AND EWELL, SURREY, KT19 8RG | £647,500 | 29/04/2022 | Semi-detached |
| 1A KENDOR AVENUE, EPSOM, EPSOM AND EWELL, SURREY, KT19 8RH | £520,000 | 08/03/2022 | Semi-detached |
| 25 LOWER HILL ROAD, EPSOM, EPSOM AND EWELL, SURREY, KT19 8LS | £750,000 | 01/12/2021 | Semi-detached |
| 124 MANOR GREEN ROAD, EPSOM, EPSOM AND EWELL, SURREY, KT19 8LN | £808,000 | 22/10/2021 | Semi-detached |

**Area average:** £683,071 (7 sales)

## Capital growth trend

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

- **5y growth:** 13.4%
- **10y growth:** 16.1%

## House Price Index (HM Land Registry)

*Official index for Epsom and Ewell; Semi-detached series; as of May 2026.*

- **1y growth (index):** 4.4%
- **5y growth (index):** 19.1%
- **10y growth (index):** 31.6%

## Rental Range

*ONS Price Index of Private Rents (Epsom and Ewell). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,522/mo
- **Realistic:** £1,691/mo
- **Optimistic:** £1,860/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer South London (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Horton Crescent, KT19 | £2,050/mo | 2 | 0.26 miles | OpenRent |
| 1 Bed Bungalow, Hamilton Close, KT19 | £1,800/mo | 1 | 0.32 miles | OpenRent |
| 4 Bed End Terrace, Horton Crescent, KT19 | £2,900/mo | 4 | 0.4 miles | OpenRent |
| 4 Bed Semi-Detached House, Brettgrave, KT19 | £1,200/mo | 4 | 0.44 miles | OpenRent |

**Average rent: £1,988/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.25% (weak for cashflow)
- **Max investor price (0.8%):** £240,625
- **Target investor price (1%):** £192,500

*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 £1,925/mo).*

- **Gross yield:** 3%
- **Cost-to-rent:** 33.5×
- **Monthly cashflow:** £-1,345/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7.2%

*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 | 106 |
| Anti-social behaviour | 37 |
| Public order | 29 |
| Shoplifting | 28 |
| Other theft | 18 |
| Criminal damage and arson | 17 |
| Vehicle crime | 12 |
| Other crime | 9 |
| Bicycle theft | 8 |
| Burglary | 5 |
| Drugs | 5 |
| Robbery | 4 |
| Possession of weapons | 3 |
| Theft from the person | 1 |
| **Total incidents** | **282** |

*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 |
|------|------|----------|--------|
| Stamford Green Primary School and Nursery | Primary | 0.2 miles | Outstanding — 2 Mar 2015 |
| Kingswood House School | Other | 0.3 miles | — (No rating) |
| Southfield Park Primary School | Primary | 0.4 miles | Good — 5 Mar 2023 |
| Epsom Primary and Nursery School | Primary | 0.5 miles | Good — 23 Sep 2019 |
| St Joseph's Catholic Primary School | Primary | 0.7 miles | Outstanding — 15 Jan 2018 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #7903579
- **Address:** 17 Lower Hill Road, EPSOM, KT19 8LS
- **Certificate Issued:** 17/01/2011
- **Work Completed:** 17/12/2010
- **Items:** 16 window(s), 3 door(s)