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Kingswood market report KT20, Tadworth
The KT20 (Kingswood) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 11,920 sales registered with HM Land Registry in KT20 (Tadworth) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales recorded to August 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release. Page updated 19 October 2026.
In short: the 2026 median for KT20 (Tadworth) is £545,000, from 141 registered sales, down 6% on five years earlier; the mean is £633,200, and by floor area homes here have averaged about £5,440 per square metre over the last five years. Behind the figures sit 11,920 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
KT20 is the postcode district covering Tadworth, Kingswood, Lower Kingswood in Tadworth. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where KT20 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.
KT20 sold prices: where the market stands
In the KT20 property market, the 2026 median sale price is £545,000, from 141 registered sales; the mean, the "average house price" most sites quote, is £633,200, sitting well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
House prices per square metre in KT20
By floor space, homes in KT20 have sold for about £5,440 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
For scale: the England and Wales median is £285,000, so KT20 trades 91% above the country as a whole.
The price of a typical KT20 home, 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 | £545,000 | £545,000 | 141 |
| 2025 | £553,800 | £567,043 | 294 |
| 2024 | £575,000 | £611,343 | 299 |
| 2023 | £565,000 | £620,797 | 237 |
| 2022 | £600,000 | £703,568 | 382 |
| 2021 | £577,000 | £730,556 | 503 |
| 2020 | £542,500 | £703,905 | 360 |
| 2019 | £540,000 | £707,811 | 317 |
| 2018 | £515,000 | £686,505 | 288 |
| 2017 | £460,000 | £627,394 | 339 |
| 2016 | £470,000 | £657,535 | 401 |
| 2015 | £475,000 | £671,175 | 375 |
| 2014 | £453,000 | £642,660 | 427 |
| 2013 | £400,000 | £575,560 | 388 |
| 2012 | £333,500 | £490,870 | 290 |
| 2011 | £352,300 | £531,838 | 276 |
| 2010 | £350,000 | £548,890 | 341 |
| 2009 | £300,000 | £482,253 | 229 |
| 2008 | £285,000 | £467,175 | 221 |
| 2007 | £320,000 | £542,809 | 485 |
| 2006 | £291,500 | £506,007 | 490 |
| 2005 | £309,200 | £550,251 | 404 |
| 2004 | £266,800 | £484,561 | 441 |
| 2003 | £250,000 | £460,561 | 427 |
| 2002 | £235,000 | £442,150 | 549 |
| 2001 | £212,500 | £408,520 | 448 |
| 2000 | £185,000 | £363,063 | 442 |
| 1999 | £156,800 | £312,494 | 500 |
| 1998 | £139,800 | £282,196 | 416 |
| 1997 | £137,500 | £281,985 | 471 |
| 1996 | £126,000 | £265,728 | 435 |
| 1995 | £132,800 | £288,687 | 304 |
In cash terms the typical KT20 home went from £132,800 in 1995 to £545,000 in 2026, roughly 4 times the price. Adjusted for inflation it still comes to a real rise of roughly 89%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 25% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the KT20 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 2013 (+19.9% on the year before); the weakest, 2008 (−10.9%). 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 detached houses dominate the record here, 38% of the typed total. A detached home currently trades at £919,200 against £315,000 for a flat, 2.9 times the price.
Median by property type, KT20
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 | £919,200 | 42 | 4,486 |
| Semi-detached | £550,000 | 41 | 2,915 |
| Terraced | £450,000 | 37 | 2,215 |
| Flats | £315,000 | 21 | 2,304 |
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | −1.6% | −3.9% |
| 5 years (since 2021) | −1.1% | −5.7% |
| 6 years (since 2020) | +0.1% | −4.2% |
| 10 years (since 2016) | +1.5% | −1.9% |
| 20 years (since 2006) | +3.2% | +0.4% |
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.
Sales activity in KT20
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The monthly pulse, last five years
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
KT20 recorded 229 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 461 sales a year before the financial crisis and 271 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 homes rent for around KT20
KT20 falls under Reigate and Banstead, where the ONS puts the average private rent at £1,636 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,138 a month here against £2,556 for four or more bedrooms.
Average monthly rent by size, Reigate and Banstead
ONS Price Index of Private Rents, May 2026.
£1,636 a month is £19,632 a year, which against the £545,000 median sold price makes a gross yield of 3.6%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
Asked and answered: KT20 (Kingswood)
Are property prices falling in KT20 (Kingswood)?
Is KT20 (Kingswood) a good place to buy a house?
How much did a house sell for in KT20 (Kingswood)?
Will KT20 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is down 6% over five years in cash but down 25% 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.
KT20's current homes for sale
Everything above is what homes in KT20 sold for. This is what you could actually buy today: 6 homes currently on the market from 2 agents publishing to HomesIndex, at a typical asking price 79% above the KT20 median sold price.
KT20 registered 229 sales in the last twelve months; the 6 homes listed now would take about a week to clear at that rate. The count covers agents publishing to HomesIndex, so the real stock is larger. Supply that short favours the seller; a sensibly priced home here does not sit for long.
17% 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" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every KT20 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
When homes in KT20 change hands
Across the 1,715 sales completed in KT20 from 2021 to 2025, March was the busiest month for completions (12.9% of the total) and July the quietest (6.6%). The gap between the two is wide enough to plan around: completion follows the agreed sale by weeks, so the busiest month for completions points to deals done earlier, and a seller wanting several bidders should list ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 126 | 7.3% |
| February | 137 | 8.0% |
| March | 221 | 12.9% |
| April | 115 | 6.7% |
| May | 125 | 7.3% |
| June | 197 | 11.5% |
| July | 113 | 6.6% |
| August | 139 | 8.1% |
| September | 151 | 8.8% |
| October | 130 | 7.6% |
| November | 139 | 8.1% |
| December | 122 | 7.1% |
What another bedroom costs in KT
The Land Registry record, split by size: what each kind of home actually sold for across the KT area. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | £530,000 | £625,000 (+18%) | £750,000 (+20%) | £955,000 (+27%) | £1,300,000 (+36%) |
| Semi-detached | £399,950 | £487,000 (+22%) | £600,000 (+23%) | £757,344 (+26%) | £900,000 (+19%) |
| Terraced | £334,000 | £435,000 (+30%) | £520,000 (+20%) | £662,000 (+27%) | £811,500 (+23%) |
| Flat | £258,501 | £335,000 (+30%) | £395,000 (+18%) | £485,000 (+23%) | £630,000 (+30%) |
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
KT20 ranks 21 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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside KT20, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
How KT20 compares nearby
Same city, different markets. The neighbouring districts of the KT area, dearest first:
| District | Median | 5-year |
|---|---|---|
| KT10 | £838,800 | +0% |
| KT24 | £825,000 | -11% |
| KT11 | £820,000 | -10% |
| KT21 | £755,000 | +16% |
| KT2 | £742,500 | +5% |
| KT23 | £651,500 | +0% |
| KT3 | £650,500 | +8% |
| KT7 | £646,000 | -5% |
| KT8 | £586,000 | +14% |
| KT18 | £575,000 | +5% |
| KT13 | £572,500 | -20% |
| KT4 | £572,200 | +9% |
| KT1 | £553,800 | +11% |
| KT20 (this report) | £545,000 | -6% |
| KT12 | £530,000 | +2% |
| KT19 | £530,000 | +8% |
| KT5 | £525,000 | -5% |
| KT22 | £514,000 | -3% |
| KT17 | £512,500 | -3% |
| KT15 | £467,000 | +7% |
| KT9 | £465,000 | +11% |
| KT6 | £464,200 | -5% |
| KT14 | £452,500 | +1% |
| KT16 | £422,500 | -1% |
Selling in KT20? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in KT20, use the average prices map for a rough value: zoom from KT20's shading down to the sold homes on your own street. The figures above are every recorded KT20 sale; agents price with this same Land Registry record, and now you have it too.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to KT20. Free after a one click sign in.
Two maps carry on from here: every KT20 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.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.