# 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)