Sold Flat

FLAT 7

2 - 3, VICTORIA ROAD, SURBITON, GREATER LONDON KT6 4JU

1 beds 1 baths 474 sq ft Listed 25 Jul 2025 (-330d)

£265,000

Reduced on 26 Sep 2025

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# 1 bedroom flat for sale (KT6 4JU)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 7, 2 - 3, VICTORIA ROAD, SURBITON, GREATER LONDON KT6 4JU |
| Price | £265,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 44 m² |
| Last sold | £259,500 Feb 2026 |

## Description

St. James Road is in the heart of Surbiton with everything you need on the doorstep, including the mainline train station and a vast selection of local shops, gastro pubs and excellent restaurants.

**Tenure:** Leasehold **Lease Years Remaining:** 109

**Service Charge:** £0 (Yearly)

**Annual Ground Rent:** £0

**Council Tax Band:** Not yet available

Information contained within this listing is for guidance only and should be checked and confirmed (prior to proceeding).

## Property Photos

- ![Photo](/listings/photos/164955914/658488)
- ![Photo](/listings/photos/164955914/658489)
- ![Photo](/listings/photos/164955914/658490)
- ![Photo](/listings/photos/164955914/658491)

## Floorplans

- ![Floorplan 1](/listings/photos/164955914/658492) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/164955914/658494) - EPC 1
- ![EPC 2](/listings/photos/164955914/658498) - EPC 2

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 - 3 FLAT 7 VICTORIA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4JU | £259,500 | 27/02/2026 | Flat |
| 2 - 3 FLAT 7 VICTORIA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4JU | £172,500 | 04/10/2011 | Flat |

## 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 FLAT 3 ST PHILIPS ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4DU | £467,000 | 01/12/2023 | Flat |
| CENTRAL PARADE 15 ST MARKS HILL, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4PJ | £325,000 | 24/11/2023 | Flat |
| CENTRAL PARADE 19 ST MARKS HILL, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4PJ | £330,000 | 25/10/2023 | Flat |
| [Same street] 9A FLAT D VICTORIA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4JU | £320,000 | 17/04/2023 | Flat |
| 25 FLAT 3 ST JAMES ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4QH | £425,000 | 30/01/2023 | Flat |
| 12A CLAREMONT ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4QU | £278,000 | 28/10/2022 | Flat |
| 7 FLAT C ST PHILIPS ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4DU | £450,000 | 31/08/2022 | Flat |
| 19 GROUND FLOOR FLAT ST PHILIPS ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4DU | £390,000 | 20/06/2022 | Flat |
| 17 FLAT 1 ST JAMES ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4QH | £368,000 | 19/01/2022 | Flat |
| 17 FLAT 6 ST PHILIPS ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4DU | £227,000 | 10/12/2021 | Flat |
| 21D ST JAMES ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4QH | £323,500 | 30/11/2021 | Flat |
| SUFFOLK COURT, 44 1 ST JAMES ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4QL | £452,500 | 25/06/2021 | Flat |
| 7 FLAT A ST PHILIPS ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4DU | £470,000 | 23/06/2021 | Flat |

**Street average:** £320,000 (1 sale)
**Area average:** £375,500 (12 sales)

## Price vs local average

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

- **Local average:** £379,035 (68 Flat, KT6, 2024–2026)
- **Deviation:** -30.1%

## Rental Range

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

- **Low:** £1,619/mo
- **Realistic:** £1,799/mo
- **Optimistic:** £1,979/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,197/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 |
|------|------|------|------|------|
| 1 Bed Flat, Maple House, KT6 | £2,050/mo | 1 | 0.33 miles | OpenRent |
| Studio Flat, Surbiton Road, KT1 | £1,200/mo | 1 | 0.58 miles | OpenRent |

**Average rent: £1,625/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.61% (weak for cashflow)
- **Max investor price (0.8%):** £203,125
- **Target investor price (1%):** £162,500

*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 £1,625/mo).*

- **Gross yield:** 7.4%
- **Cost-to-rent:** 13.6×
- **Monthly cashflow:** £394/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 6.2%

*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).*

## Price per Square Metre

- **£/m²:** £6,023/m²

## Capital growth trend

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

- **5y growth:** -7.3%
- **10y growth:** 2.6%

## House Price Index (HM Land Registry)

*Official index for Kingston upon Thames; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -3.6%
- **5y growth (index):** -0.9%
- **10y growth (index):** 4.2%

## 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)

Photo 1 Photo 2 Photo 3 Photo 4

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Property details

Tenure

LEASEHOLD

Floor area

44 m²

Year built

England and Wales: 1900-1929

Last sold

£259,500 Feb 2026

Price per m²

£6,023/m²

Local average

£379,035 (-30.1%)

Deprivation

Decile 5 (15,953 of 33,755)

Street crime

266 incidents within 1 mile (Apr 2026)

Key features

Central Location
One Double Bedroom
High Specification
High Ceilings
Communal Terrace
Permit Parking

Additional details

Parking: Yes

Description

A larger than average first floor apartment. This property is offered to the market in immaculate condition, with one double bedroom, a communal terrace and permit parking to the front of the property. Surbiton mainline station is under 300 ft away. A perfect first time buy, bolt hole or buy to let. Cash buyers or high deposit buyers only.

St. James Road is in the heart of Surbiton with everything you need on the doorstep, including the mainline train station and a vast selection of local shops, gastro pubs and excellent restaurants.

Tenure: Leasehold Lease Years Remaining: 109
Service Charge: £0 (Yearly)
Annual Ground Rent: £0
Council Tax Band: Not yet available

Information contained within this listing is for guidance only and should be checked and confirmed (prior to proceeding).

Listed by

Surbiton

Dexters

Reference: 164955914

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

EPC 2

Price history

50% since 2011

Event	Date	Price	% change
Sold	27/02/2026 (3 months ago)	£259,500	+50.4%
Sold	04/10/2011 (14 years ago)	£172,500	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
19 FLAT 3 ST PHILIPS ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4DU	£467,000	01/12/2023	Flat
CENTRAL PARADE 15 ST MARKS HILL, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4PJ	£325,000	24/11/2023	Flat
CENTRAL PARADE 19 ST MARKS HILL, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4PJ	£330,000	25/10/2023	Flat
Same street 9A FLAT D VICTORIA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4JU	£320,000	17/04/2023	Flat
25 FLAT 3 ST JAMES ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4QH	£425,000	30/01/2023	Flat
12A CLAREMONT ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4QU	£278,000	28/10/2022	Flat
7 FLAT C ST PHILIPS ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4DU	£450,000	31/08/2022	Flat
19 GROUND FLOOR FLAT ST PHILIPS ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4DU	£390,000	20/06/2022	Flat
17 FLAT 1 ST JAMES ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4QH	£368,000	19/01/2022	Flat
17 FLAT 6 ST PHILIPS ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4DU	£227,000	10/12/2021	Flat
21D ST JAMES ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4QH	£323,500	30/11/2021	Flat
SUFFOLK COURT, 44 1 ST JAMES ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4QL	£452,500	25/06/2021	Flat
7 FLAT A ST PHILIPS ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4DU	£470,000	23/06/2021	Flat

Street average: £320,000 (1 sale)

Area average: £375,500 (12 sales)

Capital growth trend

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

5y growth -7.3%

10y growth 2.6%

House Price Index (HM Land Registry — official index, not sold-price averages): Kingston upon Thames. Series: Flats and maisonettes. As of March 2026.

1y (index) -3.6%

5y (index) -0.9%

10y (index) 4.2%

Rental Range

Estimated market rent for Kingston upon Thames. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,619/mo

Realistic £1,799/mo

Optimistic £1,979/mo

Based on Local Authority from postcode lookup → Kingston upon Thames.

LHA (30th percentile) floor for Outer South West London: £1,197/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View KT6 4JU

Nearby

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

Type	Name	Distance
Shop	Morrisons Daily	0.0 miles
Shop	Simon Smith Flowers	0.0 miles
Bus stop	Surbiton Station	0.0 miles
Train station	Surbiton	0.1 miles
Train station	Berrylands	1.1 miles
Hospital	SpaMedica Epsom	4.4 miles
Hospital	Queen Mary's Childrens' Hospital	5.3 miles
University	Horton Halls Reception	6.2 miles
University	Richmond American University London	7.0 miles

Street-level crime

Category	Count
Anti-social behaviour	63
Violence and sexual offences	63
Shoplifting	34
Criminal damage and arson	26
Other theft	23
Public order	21
Drugs	11
Vehicle crime	11
Burglary	6
Theft from the person	3
Bicycle theft	2
Other crime	2
Possession of weapons	1
Total incidents	266

Within 1 mile during Apr 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
St Andrew's and St Mark's CofE Junior School	Primary	0.2 miles	Outstanding — 24 Jan 2022
Maple Infants' School	Primary	0.2 miles	Good — 4 Nov 2014
Lime Tree Primary School	Primary	0.2 miles	Good — 3 May 2023
The Hollyfield School and Sixth Form Centre	Secondary	0.4 miles	Good — 23 May 2016
St Matthew's CofE Primary School	Primary	0.4 miles	Good — 10 Dec 2015

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
1 Bed Flat, Maple House, KT6	£2,050/mo	1	0.33 miles	OpenRent
Studio Flat, Surbiton Road, KT1	£1,200/mo	1	0.58 miles	OpenRent

Average rent: £1,625/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.61%

Max investor price (0.8%) £203,125

Target investor price (1%) £162,500

Gross yield 7.4%

Cost-to-rent ratio 13.6×

Monthly cashflow £394/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 6.2%

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).