Local market reports › KT area › KT1
Kingston upon Thames market report KT1, Kingston Upon Thames
The KT1 (Kingston upon Thames) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 13,047 HM Land Registry entries for KT1 (Kingston Upon Thames), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in KT1 (Kingston Upon Thames) came in at £539,000, out of 87 registered, up 8% on five years earlier, and the mean stands at £642,000, and by floor area homes here have averaged about £7,270 per square metre over the last five years. The record behind it is 13,047 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
The postcode district KT1 covering Kingston upon Thames, Hampton Wick, part of Norbiton sits in Kingston Upon Thames. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where KT1 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.
What a home in KT1 sells for
The KT1 median stands at £539,000 for 2026, built from 87 registered sales; the mean, the figure usually quoted as the "average house price", is £642,000, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
KT1 prices by floor area
Measured by floor area, the last five years of KT1 sales average about £7,270 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
Set against the £285,000 England and Wales median, KT1 sits 89% above the national market.
KT1's median sold price, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £539,000 | £539,000 | 87 |
| 2025 | £535,000 | £547,793 | 281 |
| 2024 | £544,500 | £578,915 | 258 |
| 2023 | £665,000 | £730,673 | 406 |
| 2022 | £585,000 | £685,979 | 363 |
| 2021 | £500,000 | £633,065 | 401 |
| 2020 | £500,000 | £648,760 | 304 |
| 2019 | £487,500 | £638,996 | 228 |
| 2018 | £500,000 | £666,509 | 265 |
| 2017 | £488,000 | £665,583 | 249 |
| 2016 | £475,000 | £664,530 | 322 |
| 2015 | £423,000 | £597,699 | 321 |
| 2014 | £385,000 | £546,190 | 404 |
| 2013 | £325,000 | £467,643 | 398 |
| 2012 | £320,000 | £471,000 | 372 |
| 2011 | £305,000 | £460,433 | 347 |
| 2010 | £302,500 | £474,398 | 329 |
| 2009 | £295,000 | £474,215 | 267 |
| 2008 | £288,200 | £472,421 | 236 |
| 2007 | £292,800 | £496,670 | 638 |
| 2006 | £250,000 | £433,968 | 607 |
| 2005 | £247,000 | £439,560 | 521 |
| 2004 | £235,000 | £426,806 | 545 |
| 2003 | £217,500 | £400,688 | 548 |
| 2002 | £210,000 | £395,113 | 639 |
| 2001 | £176,000 | £338,351 | 616 |
| 2000 | £166,200 | £326,168 | 518 |
| 1999 | £129,400 | £257,887 | 558 |
| 1998 | £103,700 | £209,326 | 497 |
| 1997 | £96,000 | £196,877 | 673 |
| 1996 | £85,500 | £180,316 | 469 |
| 1995 | £77,000 | £167,386 | 380 |
In cash terms the typical KT1 home went from £77,000 in 1995 to £539,000 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 222%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2023; the current median sits about 26% below that. Someone who bought at the 2023 peak has not yet seen that price back in real terms.
Year-on-year change in the KT1 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 2000 (+28.4% on the year before); the weakest, 2024 (−18.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 54% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £1,118,000 against £418,000 for a flat, 2.7 times the price.
Median by property type, KT1
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £1,118,000 (2025) | – | 765 |
| Semi-detached | £725,000 | 31 | 3,361 |
| Terraced | £583,800 | 16 | 1,908 |
| Flats | £415,000 | 37 | 7,010 |
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +0.7% | −1.6% |
| 5 years (since 2021) | +1.5% | −3.2% |
| 10 years (since 2016) | +1.3% | −2.1% |
| 20 years (since 2006) | +3.9% | +1.1% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
The turnover behind the prices
Sales per year, counted
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
The last five years, month by month
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
KT1 recorded 211 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 579 sales a year before the financial crisis and 279 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 market
The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching.
What homes rent for around KT1
KT1 falls under Kingston upon Thames, where the ONS puts the average private rent at £1,803 a month (May 2026 figures). The spread runs from £1,372 a month for a typical one-bed to £2,827 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Kingston upon Thames
ONS Price Index of Private Rents, May 2026.
Set against the £539,000 median sold price, £1,803 a month is £21,636 a year, a gross yield of 4.0%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
What people ask about KT1 (Kingston upon Thames)
Is KT1 (Kingston upon Thames) a good place to buy a house?
How much did a house sell for in KT1 (Kingston upon Thames)?
Are property prices falling in KT1 (Kingston upon Thames)?
What happens to KT1 prices now?
No honest page predicts prices, so this one sticks to the record: the median is up 8% over five years in cash but down 15% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
KT1's current homes for sale
Everything above is what homes in KT1 sold for. This is what you could actually buy today: 148 homes currently on the market from 7 agents publishing to HomesIndex, at a typical asking price 11% above the KT1 median sold price.
23% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
- Boundary Close, Kingston upon Thames,...
- Winery Lane, Kingston upon Thames, KT1
- Surbiton Road, Kingston Upon Thames
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
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.
Bedroom by bedroom: KT prices by size
Real sold prices by size across the KT area, straight 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
KT1 ranks 7 of 24 in the KT area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Winners and losers across the KT area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside KT1, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| KT1 1 | £830,000 | 5 |
| KT1 2 | £537,000 | 42 |
| KT1 3 | £581,500 | 30 |
| KT1 4 | £423,500 | 10 |
How KT1 compares nearby
Same city, different markets. The neighbouring districts of the KT area, dearest first:
| District | Median | 5-year |
|---|---|---|
| KT24 | £857,500 | -8% |
| KT10 | £820,600 | -2% |
| KT11 | £775,000 | -15% |
| KT21 | £730,000 | +12% |
| KT2 | £728,800 | +3% |
| KT23 | £650,000 | +0% |
| KT3 | £634,800 | +6% |
| KT18 | £601,000 | +10% |
| KT7 | £600,000 | -11% |
| KT8 | £580,000 | +13% |
| KT4 | £575,000 | +10% |
| KT13 | £550,000 | -23% |
| KT20 | £542,500 | -6% |
| KT1 (this report) | £539,000 | +8% |
| KT19 | £525,000 | +7% |
| KT12 | £523,800 | +1% |
| KT17 | £515,000 | -2% |
| KT5 | £513,500 | -7% |
| KT22 | £490,000 | -8% |
| KT15 | £471,200 | +8% |
| KT9 | £465,000 | +11% |
| KT6 | £458,000 | -6% |
| KT14 | £450,000 | +0% |
| KT16 | £420,000 | -1% |
Thinking of selling in KT1? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in KT1, open the average prices map and zoom from the KT1 shading down to the sold homes on your own street. Every recorded KT1 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim KT1.
Keep digging
Behind the answers sits the same Land Registry record as this page, with KT1 already set as the subject. Free, one click sign in.
The live map plots every individual KT1 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on 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.