# 3 bedroom end of terrace house for sale (SM3 9UF)

## Property Details

| Key | Value |
|-----|-------|
| Address | 102 KINGSTON AVENUE, SUTTON, CHEAM, GREATER LONDON SM3 9UF |
| Price | £500,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | D |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 72 m² |
| Last sold | £515,000 Aug 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 10/04/2035
- **Current heating cost:** £752/year
- **Est. upgrade cost to C:** £19,500

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- 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/0350-2959-2440-2095-8921)

## Description

Welcome to our well positioned 3-bedroom home nestled in a family-filled neighbourhood. As you approach, you're greeted by low maintenance paved off-street parking for two cars. Step inside to discover a wonderfully bright open plan living room/diner, ideal for entertaining or relaxing with loved ones. The diner opens out onto a stone patio and neat back garden. Completing the ground floor is a galley style kitchen. 

On the first floor we find two generously sized double bedrooms along with a neat single bedroom which offers versatility, perfect for a growing family or as a home office space.  Completing this level is a well-appointed family bathroom. For additional storage the loft is partially boarded.

Further benefits of our home would be the handy single garage found at the bottom of the garden as well as the side access to the back of the property.

A home in Kingston Avenue offers LOCATION! Families will appreciate the selection of excellent local schools including Cheam Park Farm Academy, Cheam High and Sutton Grammar School. Amenities are a short drive to North Cheam, Cheam Village or Sutton with their selection of grocery shops, post office, pubs and restaurants. The area is serviced by the nearby hail-and-ride bus service on Windsor Avenue.

Please take some time to study our 2D and 3D floor plans and browse through our photographs. This well positioned family home will gain loads of interest so to ensure a booking please contact EweMove Cheam and Sutton 24/7 by telephone or online.

Please note - The vendors have opted to provide a legal pack for the sale of their property which includes a set of searches. The legal pack provides upfront the essential documentation that tends to cause or create delays in the transactional process.

The legal pack includes

• Evidence of title

• Standard searches (regulated local authority, water & drainage & environmental)

• Protocol forms and answers to standard conveyancing enquiries 

The legal pack is available to view in the branch prior to agreeing to purchase the property. The vendor requests that the buyer buys the searches provided in the pack which will be billed at £360 inc VAT upon completion

## Property Photos

- ![1272451 (1)](/listings/photos/160804781/281643) - 1272451 (1)
- ![1272451 (3)](/listings/photos/160804781/281644) - 1272451 (3)
- ![1272451 (4)](/listings/photos/160804781/281645) - 1272451 (4)
- ![1272451 (11)](/listings/photos/160804781/281646) - 1272451 (11)
- ![1272451 (14)](/listings/photos/160804781/281647) - 1272451 (14)
- ![1272451 (15)](/listings/photos/160804781/281648) - 1272451 (15)
- ![1272451 (7)](/listings/photos/160804781/281649) - 1272451 (7)
- ![1272451 (8)](/listings/photos/160804781/281650) - 1272451 (8)
- ![1272451 (17)](/listings/photos/160804781/281651) - 1272451 (17)
- ![1272451 (19)](/listings/photos/160804781/281652) - 1272451 (19)
- ![1272451 (21)](/listings/photos/160804781/281653) - 1272451 (21)

## Floorplans

- ![67f9325456bf8-1272451 2D](/listings/photos/160804781/281654) - 67f9325456bf8-1272451 2D
- ![67f932559ef1f-1272451 3D G](/listings/photos/160804781/281655) - 67f932559ef1f-1272451 3D G

## EPC Graphs

- ![EPC 1](/listings/photos/160804781/281656) - EPC 1

## FENSA Certificates

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

### FENSA Certificate #4788252
- **Address:** 102 Kingston Avenue, SUTTON, SM3 9UF
- **Certificate Issued:** 18/06/2007
- **Work Completed:** 14/05/2007
- **Items:** 12 window(s), 3 door(s)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 102 KINGSTON AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9UF | £515,000 | 04/08/2025 | 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 |
|---------|-------|------|------|
| 177 HENLEY AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9SD | £490,000 | 26/01/2026 | Terraced |
| 162 MATLOCK CRESCENT, CHEAM, SUTTON, GREATER LONDON, SM3 9SZ | £525,000 | 18/12/2025 | Terraced |
| 77 BROCKS DRIVE, CHEAM, SUTTON, GREATER LONDON, SM3 9UW | £520,000 | 12/12/2025 | Terraced |
| 81 HENLEY AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9SE | £585,904 | 08/12/2025 | Terraced |
| 158 BROCKS DRIVE, CHEAM, SUTTON, GREATER LONDON, SM3 9UT | £475,000 | 28/11/2025 | Terraced |
| 155 WINDSOR AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9RY | £665,000 | 18/07/2025 | Terraced |
| 173 WINDSOR AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9RY | £467,000 | 27/03/2025 | Terraced |
| 108 BROCKS DRIVE, CHEAM, SUTTON, GREATER LONDON, SM3 9UR | £459,000 | 19/03/2025 | Terraced |
| 159 WINDSOR AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9RY | £520,000 | 31/10/2023 | Terraced |
| 10 HANOVER CLOSE, CHEAM, SUTTON, GREATER LONDON, SM3 9SL | £495,000 | 31/10/2023 | Terraced |
| 199 HENLEY AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9SD | £525,441 | 27/10/2023 | Terraced |
| 69 WALTON AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9UA | £645,000 | 16/10/2023 | Terraced |
| 135 MATLOCK CRESCENT, CHEAM, SUTTON, GREATER LONDON, SM3 9SY | £618,000 | 05/10/2023 | Terraced |
| 8 ALDRICH GARDENS, CHEAM, SUTTON, GREATER LONDON, SM3 9AD | £390,000 | 12/09/2023 | Terraced |
| 61 WALTON AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9UA | £640,000 | 04/09/2023 | Terraced |
| 112 ST MARGARETS AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9TT | £545,000 | 31/07/2023 | Terraced |
| 35 ST MARGARETS AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9TU | £565,000 | 17/07/2023 | Terraced |
| [Same street] 120 KINGSTON AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9UF | £482,000 | 07/07/2023 | Terraced |
| 8 CHARTWELL GARDENS, CHEAM, SUTTON, GREATER LONDON, SM3 9TQ | £500,000 | 31/05/2023 | Terraced |
| 65 BUXTON CRESCENT, CHEAM, SUTTON, GREATER LONDON, SM3 9TR | £594,000 | 25/05/2023 | Terraced |
| 42 CHARTWELL PLACE, CHEAM, SUTTON, GREATER LONDON, SM3 9TD | £510,000 | 22/05/2023 | Terraced |
| [Same street] 38 KINGSTON AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9UF | £613,000 | 21/10/2022 | Terraced |
| [Same street] 40 KINGSTON AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9UF | £300,000 | 16/12/2021 | Terraced |
| [Same street] 64 KINGSTON AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9UF | £535,000 | 09/09/2021 | Terraced |
| [Same street] 126 KINGSTON AVENUE, CHEAM, SUTTON, GREATER LONDON, SM3 9UF | £682,000 | 13/08/2021 | Terraced |

**Street average:** £522,400 (5 sales)
**Area average:** £536,717 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £545,795 (20 Terraced, SM3, 2024–2026)
- **Deviation:** -8.4%

## Rental Range

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

- **Low:** £1,395/mo
- **Realistic:** £1,550/mo
- **Optimistic:** £1,705/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,496/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Terraced House, Brocks Drive, SM3 | £2,300/mo | 3 | 0.18 miles | OpenRent |
| 3 Bed Terraced House, Marlow Drive, SM3 | £2,300/mo | 3 | 0.34 miles | OpenRent |
| 3 Bed Terraced House, Sutton Common Road, SM1 | £2,500/mo | 3 | 0.77 miles | OpenRent |
| 3 Bed Terraced House, Dudley Drive, SM4 | £2,600/mo | 3 | 0.83 miles | OpenRent |

**Average rent: £2,425/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.48% (weak for cashflow)
- **Max investor price (0.8%):** £300,000
- **Target investor price (1%):** £240,000

*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 £2,400/mo).*

- **Gross yield:** 5.8%
- **Cost-to-rent:** 17.4×
- **Monthly cashflow:** £166/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.4%

*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).*

## Price per Square Metre

- **£/m²:** £6,944/m²

## Capital growth trend

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

- **5y growth:** 10%
- **10y growth:** 45.6%

## House Price Index (HM Land Registry)

*Official index for Sutton; Terraced series; as of March 2026.*

- **1y growth (index):** 2%
- **5y growth (index):** 17.2%
- **10y growth (index):** 33.7%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)