# 3 bedroom semi-detached house for sale (KT6 7SS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 8 THORNHILL AVENUE, SURBITON, GREATER LONDON KT6 7SS |
| Price | £650,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | E |
| Last sold | £628,000 Jan 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 03/03/2031
- **Current heating cost:** £593/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/4400-3245-0222-8004-3793)

## Description

Seymours of Surbiton are delighted to offer to the market this well presented semi-detached house located on a quiet residential road within the catchment area of good local schools and close to public transport. Further benefits include off-street parking, West facing garden and excellent natural light.

## Property Photos

- ![Picture No. 16](/listings/photos/157156112/534689) - Picture No. 16
- ![Picture No. 03](/listings/photos/157156112/534690) - Picture No. 03
- ![Picture No. 04](/listings/photos/157156112/534691) - Picture No. 04
- ![Picture No. 10](/listings/photos/157156112/534693) - Picture No. 10
- ![Picture No. 05](/listings/photos/157156112/534694) - Picture No. 05
- ![Picture No. 06](/listings/photos/157156112/534697) - Picture No. 06
- ![Picture No. 07](/listings/photos/157156112/534699) - Picture No. 07
- ![Picture No. 08](/listings/photos/157156112/534702) - Picture No. 08
- ![Picture No. 13](/listings/photos/157156112/534708) - Picture No. 13
- ![Picture No. 12](/listings/photos/157156112/534713) - Picture No. 12
- ![Picture No. 09](/listings/photos/157156112/534715) - Picture No. 09
- ![Picture No. 14](/listings/photos/157156112/534716) - Picture No. 14
- ![Picture No. 11](/listings/photos/157156112/534717) - Picture No. 11
- ![Picture No. 17](/listings/photos/157156112/534719) - Picture No. 17

## Floorplans

- ![Picture No. 18](/listings/photos/157156112/534721) - Picture No. 18

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/157156112/534725) - EPC Rating Graph

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #9106784
- **Address:** 8 Thornhill Avenue, SURBITON, KT6 7SS
- **Certificate Issued:** 01/10/2012
- **Work Completed:** 22/09/2012
- **Items:** 3 window(s)

### FENSA Certificate #13893809
- **Address:** 8 Thornhill Avenue, SURBITON, KT6 7SS
- **Certificate Issued:** 08/12/2019
- **Work Completed:** 26/11/2019
- **Items:** 2 window(s), 1 door(s)

### FENSA Certificate #14560049
- **Address:** 8 Thornhill Avenue, SURBITON, KT6 7SS
- **Certificate Issued:** 25/04/2021
- **Work Completed:** 02/04/2021
- **Items:** 3 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 THORNHILL AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7SS | £628,000 | 29/01/2026 | Semi-detached |
| 8 THORNHILL AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7SS | £604,000 | 30/09/2021 | Semi-detached |
| 8 THORNHILL AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7SS | £340,000 | 25/06/2012 | 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 |
|---------|-------|------|------|
| 74 TOLWORTH ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7SZ | £715,000 | 01/12/2025 | Semi-detached |
| 193 ELLERTON ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7UB | £772,500 | 12/09/2023 | Semi-detached |
| 63 THORNHILL ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7TJ | £590,000 | 10/08/2023 | Semi-detached |
| 86 THORNHILL ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7TL | £649,950 | 25/07/2023 | Semi-detached |
| 7 AGAR CLOSE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7XF | £380,000 | 04/07/2023 | Semi-detached |
| 2 QUINTON COURT, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7SJ | £660,000 | 30/06/2023 | Semi-detached |
| 73 VERONA DRIVE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 5AJ | £433,000 | 20/04/2023 | Semi-detached |
| 140 THORNHILL ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7TQ | £640,000 | 30/11/2022 | Semi-detached |
| 14 MALVERN ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7UQ | £875,000 | 16/11/2022 | Semi-detached |
| 81 VERONA DRIVE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 5AJ | £650,000 | 01/11/2022 | Semi-detached |
| 64 VERONA DRIVE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 5AL | £572,500 | 14/10/2022 | Semi-detached |
| 81 FULLERS AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7TD | £655,000 | 03/10/2022 | Semi-detached |
| 8 VERONA DRIVE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 5AL | £599,950 | 30/09/2022 | Semi-detached |
| 12 THORNHILL ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7TL | £970,000 | 12/08/2022 | Semi-detached |
| 83A TOLWORTH ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7TA | £800,000 | 11/08/2022 | Semi-detached |
| 122 COTTERILL ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7UL | £595,000 | 19/07/2022 | Semi-detached |
| 63 TOLWORTH ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7TA | £599,950 | 17/06/2022 | Semi-detached |
| 17 HOOK ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 5AA | £1,060,000 | 08/06/2022 | Semi-detached |
| 122 COTTERILL ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7UL | £550,000 | 20/05/2022 | Semi-detached |
| [Same street] 14 THORNHILL AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 7SS | £360,000 | 06/05/2022 | Flat |
| 11 VALE ROAD NORTH, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 5AG | £675,000 | 28/04/2022 | Semi-detached |

**Street average:** £360,000 (1 sale)
**Area average:** £672,143 (20 sales)

## Price vs local average

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

- **Local average:** £821,537 (19 Semi-detached, KT6, 2024–2026)
- **Deviation:** -20.9%

## 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):** £1,795/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 Semi-Detached House, Ewell Road, KT6 | £600/mo | 3 | 0.63 miles | OpenRent |
| 3 Bed Semi-Detached House, Tolworth Rise South, KT5 | £2,300/mo | 3 | 0.92 miles | OpenRent |

**Average rent: £1,450/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.22% (weak for cashflow)
- **Max investor price (0.8%):** £181,250
- **Target investor price (1%):** £145,000

*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 £1,450/mo).*

- **Gross yield:** 2.7%
- **Cost-to-rent:** 37.4×
- **Monthly cashflow:** £-1,280/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -8.1%

*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:** £7,927/m²

## Capital growth trend

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

- **5y growth:** 22.7%
- **10y growth:** 44.1%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 2.3%
- **5y growth (index):** 13.3%
- **10y growth (index):** 23.7%

## 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)