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Ashtead market report KT21 2
The KT21 2 (Ashtead) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 4,477 sales recorded by HM Land Registry in KT21 2 (Ashtead) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical KT21 2 (Ashtead) home changed hands for £707,500 in 2026 (median of 42 registered sales, up 17% on five years earlier), with the mean at £773,800, and by floor area homes here have averaged about £5,980 per square metre over the last five years. Source: 4,477 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
KT21 2 is one sector of KT21 (Ashtead): 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 KT21 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 buyers actually paid in KT21 2
In the KT21 2 property market, the 2026 median sale price is £707,500, from 42 registered sales; the mean, the "average house price" most sites quote, is £773,800, sitting a little above it, the familiar pattern where pricier homes stretch the average.
What a square metre costs in KT21 2
Per square metre, KT21 2 homes have averaged around £5,980 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
Against a national (England and Wales) median of £285,000, KT21 2 runs 148% above it.
The price of a typical KT21 2 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 | £707,500 | £707,500 | 42 |
| 2025 | £685,000 | £701,380 | 95 |
| 2024 | £600,000 | £637,923 | 130 |
| 2023 | £725,000 | £796,598 | 111 |
| 2022 | £645,000 | £756,336 | 116 |
| 2021 | £607,000 | £768,540 | 166 |
| 2020 | £575,000 | £746,074 | 129 |
| 2019 | £545,000 | £714,365 | 113 |
| 2018 | £552,500 | £736,493 | 117 |
| 2017 | £553,000 | £754,236 | 93 |
| 2016 | £560,000 | £783,446 | 146 |
| 2015 | £530,000 | £748,890 | 124 |
| 2014 | £495,000 | £702,244 | 153 |
| 2013 | £430,000 | £618,727 | 150 |
| 2012 | £400,000 | £588,750 | 150 |
| 2011 | £412,000 | £621,962 | 137 |
| 2010 | £391,200 | £613,502 | 152 |
| 2009 | £346,000 | £556,198 | 110 |
| 2008 | £358,000 | £586,838 | 127 |
| 2007 | £358,200 | £607,607 | 186 |
| 2006 | £362,500 | £629,254 | 192 |
| 2005 | £327,200 | £582,284 | 138 |
| 2004 | £329,800 | £598,981 | 144 |
| 2003 | £302,500 | £557,278 | 162 |
| 2002 | £280,000 | £526,818 | 202 |
| 2001 | £237,500 | £456,582 | 167 |
| 2000 | £210,000 | £412,125 | 161 |
| 1999 | £171,500 | £341,791 | 161 |
| 1998 | £145,000 | £292,693 | 137 |
| 1997 | £130,000 | £266,604 | 170 |
| 1996 | £132,700 | £279,858 | 174 |
| 1995 | £127,000 | £276,078 | 122 |
In cash terms the typical KT21 2 home went from £127,000 in 1995 to £707,500 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 156%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2023, and today's median remains roughly 11% under it: a 2023 buyer is still waiting to get that price back in today's money.
Year-on-year change in the KT21 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 (+22.4% on the year before); the weakest, 2024 (−17.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +3.3% | +0.9% |
| 5 years (since 2021) | +3.1% | −1.6% |
| 10 years (since 2016) | +2.4% | −1.0% |
| 20 years (since 2006) | +3.4% | +0.6% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
The turnover behind the prices
The year-by-year sales count
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 register shows 42 KT21 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 169 sales a year before the financial crisis and 99 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 tenants pay around KT21 2
KT21 2 falls under Mole Valley, where the ONS puts the average private rent at £1,548 a month (May 2026 figures). A one-bed averages £1,136 a month here and a four-or-more-bed £2,575, so size does most of the work in setting the rent.
Average monthly rent by size, Mole Valley
ONS Price Index of Private Rents, May 2026.
Against the £707,500 median purchase price, a rent of £1,548 a month (£18,576 a year) works out at a 2.6% 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.
How KT21 2 trades
Only 42 sales completed here in the last twelve months of data, which makes KT21 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.
Common questions on KT21 2 (Ashtead)
Is KT21 2 (Ashtead) a good place to buy a house?
How much did a house sell for in KT21 2 (Ashtead)?
Are property prices falling in KT21 2 (Ashtead)?
Where do KT21 2 prices go next?
No honest page predicts prices, so this one sticks to the record: the median is up 17% over five years in cash but down 8% 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.
What you could buy in KT21 now
This is what you could actually buy today: 55 homes currently on the market from 5 agents publishing to HomesIndex.
These cover the whole KT21 district, not just KT21 2: live asking prices are collected per district.
Of everything listed here, 17% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
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 KT21 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.
Bedroom by bedroom: KT prices by size
Real sold prices by size across the KT area, straight 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. 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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in KT21
Sector boundaries hide real price steps. The rest of KT21, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| KT21 1 | £770,500 | 26 |
Zoom out to the full KT21 district report for the type split, monthly volumes and how KT21 compares with its neighbours.
Thinking of selling in KT21 2? Get a rough value first
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at KT21 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.
Estate agents working KT21 2: the featured spot on this report is free for founding agents, one per district. Claim KT21 2.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to KT21 2. Free after a one click sign in.
The live map plots every individual KT21 2 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.
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.