# 3 bedroom terraced house for sale (KT9 2BN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 77 ANGUS CLOSE, CHESSINGTON, GREATER LONDON KT9 2BN |
| Price | £485,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | D |
| Last sold | £487,500 Aug 2024 |

## Description

A three bedroom extended terrace house offered for sale in a popular and convenient Cul De Sac location.  The accommodation comprises 23' x 12'10 living room open plan onto a 15'9 x 10'2 modern kitchen, downstairs toilet and double glazed windows. The property further benefits from a modern shower room to the first floor, gas central heating, 46'1 x 21' rear garden, garage (not suitable for a car) and off street parking to the front. In our opinion this property is well presented providing spacious accommodation and is within walking distance of buses, shops, schools and Chessington North train station. An ideal family home, viewings highly recommended.

## Property Photos

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## Floorplans

- ![Not Specified](/listings/photos/155691824/317694) - Not Specified

## EPC Graphs

- ![EPC Graph](/listings/photos/155691824/317696) - EPC Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 77 ANGUS CLOSE, CHESSINGTON, KINGSTON UPON THAMES, GREATER LONDON, KT9 2BN | £487,500 | 19/08/2024 | 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 |
|---------|-------|------|------|
| 9 HURST CLOSE, CHESSINGTON, KINGSTON UPON THAMES, GREATER LONDON, KT9 1XE | £485,500 | 31/10/2025 | Terraced |
| 65 CHANTRY ROAD, CHESSINGTON, KINGSTON UPON THAMES, GREATER LONDON, KT9 1JT | £450,000 | 10/10/2025 | Terraced |
| 46 DRAKE ROAD, CHESSINGTON, KINGSTON UPON THAMES, GREATER LONDON, KT9 1LW | £432,500 | 15/08/2025 | Terraced |
| 22 ROEBUCK ROAD, CHESSINGTON, KINGSTON UPON THAMES, GREATER LONDON, KT9 1JU | £400,000 | 27/06/2025 | Terraced |
| 37 CHANTRY ROAD, CHESSINGTON, KINGSTON UPON THAMES, GREATER LONDON, KT9 1JR | £473,000 | 26/10/2023 | Terraced |
| 22 DRAKE ROAD, CHESSINGTON, KINGSTON UPON THAMES, GREATER LONDON, KT9 1LW | £465,000 | 05/10/2023 | Terraced |
| 47 ROEBUCK ROAD, CHESSINGTON, KINGSTON UPON THAMES, GREATER LONDON, KT9 1JY | £455,000 | 25/08/2023 | Terraced |
| 21 ANGUS CLOSE, CHESSINGTON, KINGSTON UPON THAMES, GREATER LONDON, KT9 2BW | £417,000 | 24/08/2023 | Terraced |
| 8 FINLAYS CLOSE, CHESSINGTON, KINGSTON UPON THAMES, GREATER LONDON, KT9 1XG | £485,000 | 26/07/2023 | Terraced |
| 35 ANGUS CLOSE, CHESSINGTON, KINGSTON UPON THAMES, GREATER LONDON, KT9 2BW | £440,000 | 21/07/2023 | Terraced |
| 49 ROEBUCK ROAD, CHESSINGTON, KINGSTON UPON THAMES, GREATER LONDON, KT9 1JY | £420,000 | 07/07/2023 | Terraced |
| 159 CHANTRY ROAD, CHESSINGTON, KINGSTON UPON THAMES, GREATER LONDON, KT9 1XD | £450,000 | 02/06/2023 | Terraced |
| 2G ANGUS CLOSE, CHESSINGTON, KINGSTON UPON THAMES, GREATER LONDON, KT9 2BP | £480,000 | 01/06/2023 | Terraced |
| 11 LOCKWOOD WAY, CHESSINGTON, KINGSTON UPON THAMES, GREATER LONDON, KT9 1XF | £425,000 | 11/05/2023 | Terraced |
| 22 CHESSINGTON HILL PARK, CHESSINGTON, KINGSTON UPON THAMES, GREATER LONDON, KT9 2BS | £462,500 | 04/05/2023 | Terraced |
| 106 CHANTRY ROAD, CHESSINGTON, KINGSTON UPON THAMES, GREATER LONDON, KT9 1JS | £535,000 | 21/04/2023 | Terraced |
| 20 FOXGLOVE LANE, CHESSINGTON, KINGSTON UPON THAMES, GREATER LONDON, KT9 1QB | £392,000 | 14/04/2023 | Terraced |
| 38 ANGUS CLOSE, CHESSINGTON, KINGSTON UPON THAMES, GREATER LONDON, KT9 2BP | £445,000 | 29/03/2023 | Terraced |
| 23 FINLAYS CLOSE, CHESSINGTON, KINGSTON UPON THAMES, GREATER LONDON, KT9 1XG | £420,000 | 24/03/2023 | Terraced |
| 72 CHESSINGTON HILL PARK, CHESSINGTON, KINGSTON UPON THAMES, GREATER LONDON, KT9 2BL | £581,500 | 20/01/2023 | Terraced |
| [Same street] 65 ANGUS CLOSE, CHESSINGTON, KINGSTON UPON THAMES, GREATER LONDON, KT9 2BN | £350,000 | 13/12/2021 | Terraced |
| [Same street] 65 ANGUS CLOSE, CHESSINGTON, KINGSTON UPON THAMES, GREATER LONDON, KT9 2BN | £350,000 | 13/12/2021 | Other |
| [Same street] 39 ANGUS CLOSE, CHESSINGTON, KINGSTON UPON THAMES, GREATER LONDON, KT9 2BN | £455,000 | 13/12/2021 | Terraced |

**Street average:** £385,000 (3 sales)
**Area average:** £455,700 (20 sales)

## Price vs local average

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

- **Local average:** £458,411 (23 Terraced, KT9, 2024–2026)
- **Deviation:** +5.8%

## 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 North West London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,675/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 Detached House, Kingston Road, KT19 | £2,500/mo | 3 | 1.07 miles | OpenRent |
| 3 Bed Detached House, Millais Crescent, KT19 | £2,500/mo | 3 | 1.2 miles | OpenRent |

**Average rent: £2,500/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.52% (weak for cashflow)
- **Max investor price (0.8%):** £312,500
- **Target investor price (1%):** £250,000

*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 £2,500/mo).*

- **Gross yield:** 6.2%
- **Cost-to-rent:** 16.2×
- **Monthly cashflow:** £315/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.7%

*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).*

## Capital growth trend

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

- **5y growth:** 2.3%
- **10y growth:** 15.7%

## House Price Index (HM Land Registry)

*Official index for Kingston upon Thames; Terraced series; as of March 2026.*

- **1y growth (index):** 0.8%
- **5y growth (index):** 11.7%
- **10y growth (index):** 22.5%

## 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)