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Kingston upon Thames market report KT1 2, Kingston Upon Thames
The KT1 2 (Kingston upon Thames) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 5,158 registered sales in KT1 2 (Kingston Upon Thames) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the 2026 median for KT1 2 (Kingston Upon Thames) is £537,000, from 42 registered sales, up 12% on five years earlier; the mean is £662,200, and by floor area homes here have averaged about £7,340 per square metre over the last five years. Behind the figures sit 5,158 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
KT1 2 is one sector of KT1 (Kingston Upon Thames): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where KT1 2 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
Today's KT1 2 prices, from the sold record
Across 42 registered 2026 sales, the typical (median) KT1 2 home went for £537,000. The mean is £662,200, a long way above it, which tells you a few very expensive sales are pulling the average up.
House prices per square metre in KT1 2
A square metre of KT1 2 home has cost about £7,340 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
The national median for England and Wales is £285,000, which puts KT1 2 88% above the country at large.
KT1 2's median sold price, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £537,000 | £537,000 | 42 |
| 2025 | £550,000 | £563,152 | 123 |
| 2024 | £497,500 | £528,945 | 100 |
| 2023 | £701,100 | £770,338 | 260 |
| 2022 | £659,800 | £773,691 | 179 |
| 2021 | £477,500 | £604,577 | 143 |
| 2020 | £509,500 | £661,087 | 148 |
| 2019 | £500,000 | £655,380 | 84 |
| 2018 | £470,000 | £626,519 | 105 |
| 2017 | £525,000 | £716,047 | 95 |
| 2016 | £480,000 | £671,525 | 116 |
| 2015 | £418,000 | £590,634 | 131 |
| 2014 | £385,000 | £546,190 | 154 |
| 2013 | £330,800 | £475,988 | 164 |
| 2012 | £356,200 | £524,282 | 134 |
| 2011 | £292,500 | £441,563 | 136 |
| 2010 | £310,000 | £486,160 | 133 |
| 2009 | £300,000 | £482,253 | 107 |
| 2008 | £297,500 | £487,665 | 88 |
| 2007 | £282,000 | £478,351 | 263 |
| 2006 | £250,000 | £433,968 | 213 |
| 2005 | £247,000 | £439,560 | 189 |
| 2004 | £237,800 | £431,891 | 210 |
| 2003 | £215,000 | £396,082 | 241 |
| 2002 | £212,500 | £399,817 | 234 |
| 2001 | £172,000 | £330,661 | 215 |
| 2000 | £160,000 | £314,000 | 184 |
| 1999 | £129,500 | £258,087 | 197 |
| 1998 | £113,500 | £229,108 | 198 |
| 1997 | £93,200 | £191,134 | 220 |
| 1996 | £85,000 | £179,261 | 190 |
| 1995 | £75,000 | £163,038 | 162 |
In cash terms the typical KT1 2 home went from £75,000 in 1995 to £537,000 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 229%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 31% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the KT1 2 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2022 (+38.2% on the year before); the weakest, 2024 (−29.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −2.4% | −4.6% |
| 5 years (since 2021) | +2.4% | −2.3% |
| 10 years (since 2016) | +1.1% | −2.2% |
| 20 years (since 2006) | +3.9% | +1.1% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
The turnover behind the prices
Sales per year, counted
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Over the last twelve months of data, 42 sales completed in KT1 2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 219 sales a year before the financial crisis and 141 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
Reading the KT1 2 market
Only 42 sales completed here in the last twelve months of data, which makes KT1 2 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing.
Rents around KT1 2
KT1 2 falls under Kingston upon Thames, where the ONS puts the average private rent at £1,803 a month (May 2026 figures). A one-bed averages £1,372 a month here and a four-or-more-bed £2,827, so size does most of the work in setting the rent.
Average monthly rent by size, Kingston upon Thames
ONS Price Index of Private Rents, May 2026.
Against the £537,000 median purchase price, a rent of £1,803 a month (£21,636 a year) works out at a 4.0% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
Asked and answered: KT1 2 (Kingston upon Thames)
Is KT1 2 (Kingston upon Thames) a good place to buy a house?
How much did a house sell for in KT1 2 (Kingston upon Thames)?
Are property prices falling in KT1 2 (Kingston upon Thames)?
Will KT1 2 prices rise from here?
The record answers a different question than "what happens next": the median is up 12% over five years in cash but down 11% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What is for sale in KT1 right now
The live side of the market holds 148 homes at the moment, listed by 7 agents publishing to HomesIndex.
These cover the whole KT1 district, not just KT1 2: live asking prices are collected per district.
23% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Boundary Close, Kingston upon Thames,...
- Winery Lane, Kingston upon Thames, KT1
- Surbiton Road, Kingston Upon Thames
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every KT1 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
Moving up a bedroom in KT: the cost
What homes of each size actually sold for across the KT area, from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £555,000 | £795,000 (+43%) | £1,170,000 (+47%) | £1,600,000 (+37%) |
| Semi-detached | £400,000 | £500,000 (+25%) | £635,000 (+27%) | £820,000 (+29%) | £1,165,000 (+42%) |
| Terraced | £390,000 | £475,000 (+22%) | £580,000 (+22%) | £750,000 (+29%) | £925,000 (+23%) |
| Flat | £275,000 | £375,000 (+36%) | £550,000 (+47%) | £880,000 (+60%) | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the KT area is the point: the same five years treated these districts very differently.
KT area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in KT1
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of KT1, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| KT1 1 | £830,000 | 5 |
| KT1 3 | £581,500 | 30 |
| KT1 4 | £423,500 | 10 |
Zoom out to the full KT1 district report for the type split, monthly volumes and how KT1 compares with its neighbours.
Before you sell in KT1 2: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at KT1 2's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim KT1 2.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about KT1 2. Free, with a one click sign in.
Two maps carry on from here: every KT1 2 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.