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Ewell market report KT17 2, Epsom
The standing KT17 2 (Ewell) property market report, rebuilt from the full public record every month. The raw material for this page is 3,830 HM Land Registry entries for KT17 2 (Epsom), 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 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in KT17 2 (Epsom) came in at £650,000, out of 30 registered, up 0% on five years earlier, and the mean stands at £615,000, and by floor area homes here have averaged about £5,940 per square metre over the last five years. The record behind it is 3,830 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
KT17 2 is one sector of KT17 (Epsom): 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 KT17 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.
What a home in KT17 2 sells for
The KT17 2 median stands at £650,000 for 2026, built from 30 registered sales; the mean, the figure usually quoted as the "average house price", is £615,000, below it, which usually means a cluster of very cheap recorded transfers is dragging the average down.
House prices per square metre in KT17 2
A square metre of KT17 2 home has cost about £5,940 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 KT17 2 128% above the country at large.
The price of a typical KT17 2 home, 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 | £650,000 | £650,000 | 30 |
| 2025 | £649,000 | £664,520 | 87 |
| 2024 | £633,700 | £673,753 | 87 |
| 2023 | £680,000 | £747,154 | 103 |
| 2022 | £715,000 | £838,419 | 113 |
| 2021 | £651,000 | £824,250 | 113 |
| 2020 | £602,500 | £781,756 | 92 |
| 2019 | £550,000 | £720,918 | 98 |
| 2018 | £585,000 | £779,816 | 87 |
| 2017 | £580,000 | £791,062 | 107 |
| 2016 | £560,000 | £783,446 | 108 |
| 2015 | £502,000 | £709,326 | 121 |
| 2014 | £474,000 | £672,452 | 120 |
| 2013 | £442,500 | £636,713 | 90 |
| 2012 | £380,000 | £559,313 | 102 |
| 2011 | £361,000 | £544,971 | 100 |
| 2010 | £385,000 | £603,779 | 113 |
| 2009 | £320,000 | £514,403 | 85 |
| 2008 | £357,500 | £586,018 | 57 |
| 2007 | £362,500 | £614,901 | 145 |
| 2006 | £325,000 | £564,158 | 186 |
| 2005 | £320,000 | £569,471 | 123 |
| 2004 | £309,000 | £561,204 | 126 |
| 2003 | £286,500 | £527,802 | 139 |
| 2002 | £249,000 | £468,491 | 181 |
| 2001 | £230,000 | £442,163 | 125 |
| 2000 | £205,000 | £402,313 | 153 |
| 1999 | £165,000 | £328,836 | 170 |
| 1998 | £156,500 | £315,906 | 191 |
| 1997 | £136,200 | £279,319 | 167 |
| 1996 | £124,000 | £261,510 | 179 |
| 1995 | £114,900 | £249,775 | 132 |
In cash terms the typical KT17 2 home went from £114,900 in 1995 to £650,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 160%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 22% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the KT17 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 2000 (+24.2% on the year before); the weakest, 2009 (−10.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +0.2% | −2.2% |
| 5 years (since 2021) | 0.0% | −4.6% |
| 10 years (since 2016) | +1.5% | −1.8% |
| 20 years (since 2006) | +3.5% | +0.7% |
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
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The register shows 30 KT17 2 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 147 sales a year before the financial crisis and 84 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.
What kind of market KT17 2 is
Only 30 sales completed here in the last twelve months of data, which makes KT17 2 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Within KT17, this sector trades 26% above the district median: one of the dearer corners of its district.
The rental side of KT17 2
KT17 2 falls under Epsom and Ewell, where the ONS puts the average private rent at £1,690 a month (May 2026 figures). The spread runs from £1,181 a month for a typical one-bed to £2,602 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Epsom and Ewell
ONS Price Index of Private Rents, May 2026.
Set against the £650,000 median sold price, £1,690 a month is £20,280 a year, a gross yield of 3.1%: 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 KT17 2 (Ewell)
Is KT17 2 (Ewell) a good place to buy a house?
How much did a house sell for in KT17 2 (Ewell)?
Are property prices falling in KT17 2 (Ewell)?
Are KT17 2 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is roughly flat over five years in cash but down 21% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What is for sale in KT17 right now
This is what you could actually buy today: 59 homes currently on the market from 5 agents publishing to HomesIndex.
These cover the whole KT17 district, not just KT17 2: live asking prices are collected per district.
27% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
"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 KT17 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
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. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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%) | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the KT area is the point: the same five years treated these districts very differently.
Winners and losers across the KT area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in KT17
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of KT17, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| KT17 1 | £440,000 | 47 |
| KT17 3 | £857,500 | 16 |
| KT17 4 | £417,500 | 44 |
Zoom out to the full KT17 district report for the type split, monthly volumes and how KT17 compares with its neighbours.
Selling in KT17 2? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at KT17 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.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim KT17 2.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to KT17 2. Free after a one click sign in.
See every individual KT17 2 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.