KT2 house prices are built from 18,777 sales lodged with HM Land Registry, the oldest in 1995 and the most recent on 12 Jun 2026. The median price paid across the whole record is £299,950. Across the 10 years from 2016 to 2026 the median moved +26.0% in cash — but once inflation is taken out, the change in 2026 money is -9.8%.
Median price paid
£299,950
Change in cash, 2016–2026
+26.0%
Change in real terms
-9.8%
Median per m²
£4,190
HM Land Registry18,777 sales4,587 with floor areaLatest sale 12 Jun 2026
Section 01
How KT2 prices moved
The chart tracks the median KT2 house price for every year with a recorded sale, from 1995 to 2026. The dashed line restates each year in 2026 money, so the two lines separate exactly as much as inflation has eroded the cash figure.
| Decade | Years with sales | Median paid | In today's money |
|---|---|---|---|
| 1990s | 5 | £115,350 | £256,131 |
| 2000s | 10 | £270,000 | £491,860 |
| 2010s | 10 | £450,000 | £634,500 |
| 2020s | 7 | £710,000 | £725,435 |
The highest yearly median on record for KT2 is £770,000 in 2023; the lowest is £99,000 in 1995. Across the full 32-year record the cash median has moved from £99,000 to £737,000.
In 2026 money that first median is worth £219,827, so the real change over the whole record is +235.3% — about +3.98% a year after inflation. Cash growth and real growth are not the same story, and the gap is the part most price reports leave out.
Over the last decade alone the difference is stark: +26.0% in cash against -9.8% once inflation is removed. A buyer who sold at the end of that decade would have needed the real figure, not the headline one, to know whether they had actually gained.
Section 02
The most recent sales
Every row is a completed sale as lodged with HM Land Registry. The right-hand column restates the price in 2026 money, which is the only fair way to compare a sale from the 1990s with one from last year.
| Address | Sold | Type | Price paid | In today's money |
|---|---|---|---|---|
| 67A Staunton Road | 12 Jun 2026 | Flat or maisonette | £375,000 | £375,000 |
| 72 Deacon Road | 11 Jun 2026 | Semi-detached | £760,000 | £760,000 |
| 22 Hollybush Road | 8 Jun 2026 | Flat or maisonette | £730,000 | £730,000 |
| 7 Clifton Road | 29 May 2026 | Terraced | £1,370,000 | £1,370,000 |
| FLAT 6 ELIZABETH COURT Lower Kings Road | 27 May 2026 | Flat or maisonette | £421,500 | £421,500 |
| 146 Kings Road | 22 May 2026 | Semi-detached | £990,000 | £990,000 |
| 33 Dagmar Road | 22 May 2026 | Semi-detached | £844,950 | £844,950 |
| FLAT 9 QUEENS COURT Queens Road | 22 May 2026 | Flat or maisonette | £634,000 | £634,000 |
| 85 Coombe Lane West | 20 May 2026 | Terraced | £644,000 | £644,000 |
| 132 Tudor Drive | 15 May 2026 | Terraced | £1,050,000 | £1,050,000 |
| 3 Borough Road | 15 May 2026 | Semi-detached | £905,000 | £905,000 |
| 1 Audric Close | 14 May 2026 | Semi-detached | £580,000 | £580,000 |
| FLAT 212 HAMOND COURT Queenshurst Square | 11 May 2026 | Flat or maisonette | £742,500 | £742,500 |
| FLAT 7 CHANTRY HOUSE, 117 London Road | 11 May 2026 | Flat or maisonette | £332,950 | £332,950 |
| 76 Lower Ham Road | 8 May 2026 | Detached | £1,290,000 | £1,290,000 |
| 4 St Margarets | 7 May 2026 | Flat or maisonette | £655,000 | £655,000 |
| 4 Manston Grove | 1 May 2026 | Detached | £1,000,000 | £1,000,000 |
| 80 Willoughby Road | 1 May 2026 | Semi-detached | £935,001 | £935,001 |
| 134 Kings Road | 1 May 2026 | Semi-detached | £740,500 | £740,500 |
| FLAT 58 ADMIRALTY BUILDING, 17 Henry Macaulay Avenue | 30 Apr 2026 | Flat or maisonette | £380,000 | £380,000 |
| FLAT 24 CROMWELL COURT Kingston Hill | 30 Apr 2026 | Flat or maisonette | £366,000 | £366,000 |
| FLAT 3 74 Kingston Hill | 30 Apr 2026 | Flat or maisonette | £303,500 | £303,500 |
| 1A Oakhurst Close | 29 Apr 2026 | Semi-detached | £1,125,000 | £1,125,000 |
| 366 Richmond Road | 29 Apr 2026 | Semi-detached | £975,000 | £975,000 |
| 14 Haygreen Close | 29 Apr 2026 | Terraced | £455,000 | £455,000 |
Section 03
Homes that sold twice
These addresses appear in the register more than once, so the same bricks are being priced twice. That makes them the strongest evidence of what actually happened to KT2 values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| 67A Staunton Road | £210,000 (2009) | £375,000 (2026) | +3.5% | +0.5% |
| 72 Deacon Road | £117,000 (1997) | £760,000 (2026) | +6.7% | +3.9% |
| 7 Clifton Road | £725,000 (2007) | £1,370,000 (2026) | +3.4% | +0.4% |
| FLAT 6 ELIZABETH COURT Lower Kings Road | £235,000 (2002) | £421,500 (2026) | +2.5% | -0.3% |
| 33 Dagmar Road | £360,000 (2006) | £844,950 (2026) | +4.4% | +1.4% |
| FLAT 9 QUEENS COURT Queens Road | £266,000 (2007) | £634,000 (2026) | +4.7% | +1.7% |
| 146 Kings Road | £495,000 (2014) | £990,000 (2026) | +5.9% | +2.8% |
| 85 Coombe Lane West | £285,000 (2001) | £644,000 (2026) | +3.3% | +0.6% |
| 132 Tudor Drive | £575,000 (2014) | £1,050,000 (2026) | +5.1% | +2.0% |
| 3 Borough Road | £825,250 (2019) | £905,000 (2026) | +1.3% | -2.5% |
| 1 Audric Close | £93,000 (1997) | £580,000 (2026) | +6.5% | +3.8% |
| FLAT 212 HAMOND COURT Queenshurst Square | £783,600 (2018) | £742,500 (2026) | -0.7% | -4.2% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. KT2 is dominated by the type at the top of this table, so its overall median leans that way.
| Property type | Sales | Share | Median paid | Range |
|---|---|---|---|---|
| Flat or maisonette | 8,459 | 45.0% | £237,500 | £10,000 – £3,150,000 |
| Semi-detached | 4,029 | 21.5% | £380,000 | £1,000 – £4,000,000 |
| Terraced | 3,492 | 18.6% | £320,000 | £8,000 – £1,805,000 |
| Detached | 2,797 | 14.9% | £685,000 | £55,000 – £11,200,000 |
Section 05
How big homes are in KT2
Energy Performance Certificates record a floor area for every home that has been surveyed, sold or let — far more homes than have changed hands. 4,390 certificates cover KT2, and their median floor area is 71 m².
The median across the whole register is 76 m², so homes here are smaller than average — -6.6%. Size explains a large part of why one area's median price sits above another's, which is why the price per square metre further up this page is the fairer comparison.
| Measure | Floor area | Sample |
|---|---|---|
| Median floor area | 71 m² | about 764 sq ft |
| Smaller quarter, up to | 51 m² | about 549 sq ft |
| Larger quarter, from | 101 m² | about 1,087 sq ft |
| Under 60 m² | 33.8% | 1,485 homes |
| 150 m² and over | 11.5% | 507 homes |
Section 06
Ownership and new build in KT2
8,516 of the sales on record are leasehold and 10,261 freehold — 45.4% of the market. Tenure is not a detail: a leasehold flat and a freehold house are different assets, and mixing them into one median hides the difference.
The median leasehold sale is £237,000 and the median freehold sale £415,000 — a gap of +75.1%. Most of that gap is property type rather than tenure itself: leasehold here is largely flats, freehold largely houses.
| Category | Sales | Share | Median paid |
|---|---|---|---|
| Leasehold | 8,516 | 45.4% | £237,000 |
| Freehold | 10,261 | 54.6% | £415,000 |
| New build | 2,257 | 12.0% | £249,950 |
| Existing home | 16,520 | 88.0% | £315,000 |
New builds sold for less than the median existing home — -20.7%. A new-build premium is normal: the buyer gets a warranty and nothing to fix, and the price is set by a developer rather than negotiated between two households.
A further 813 transfers for this area are on the register but are left out of every figure above. HM Land Registry marks them as additional price paid entries: repossessions, buy-to-let portfolio moves, transfers between companies or family, and sales at a discount such as right to buy. They are real records but they are not open-market prices, and including them would drag the median somewhere no buyer ever paid.
Section 07
Living in KT2
Every certificate carries an energy efficiency band as well as a floor area. Across Kingston upon Thames, 42.3% of 86,826 certificates sit in bands A to C, and 4.5% in F or G — the bands that cost the most to heat and are hardest to mortgage.
| Energy band | Certificates | Share |
|---|---|---|
| A | 125 | 0.1% |
| B | 7,932 | 9.1% |
| C | 28,632 | 33.0% |
| D | 32,565 | 37.5% |
| E | 13,677 | 15.8% |
| F | 3,098 | 3.6% |
| G | 797 | 0.9% |
The Office for National Statistics puts the mean private rent in Kingston upon Thames at £1,807 a month as of Jun 2026 — £1,375 for a one-bedroom home and £2,148 for three bedrooms.
Against the median sale of £299,950 here, that rent is a gross yield of 7.23% a year. It is a measured figure rather than an assumption: a real local rent over a real local price, before any cost of ownership.
Police forces publish every recorded street-level crime. Within a mile of the centre of KT2, 519 crimes were recorded in Jun 2026: 145 violent, 8 burglary, 21 vehicle-related and 121 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is 3.1 times busier.
Against the 168,063 residents the 2021 census counted in Kingston upon Thames, that is 3.09 recorded crimes per thousand people in the month. The count covers a mile around the district centre while the population covers the whole council, so read the rate as an order of magnitude rather than a precise figure.
A count is not a rate. A district with shops and a station records more crime than a residential one of the same size, because more people pass through it. Read this next to the median, not on its own.
Section 08
The neighbourhood around KT2
The 2021 census counted 168,063 residents in Kingston upon Thames across 65,628 households. 61.6% of those households own their home and 38.3% rent — a split the sold record cannot show, because only owners appear in it.
11 state and independent schools have a KT2 postcode: 8 primary, 3 secondary. Catchment areas do not follow postcodes, so treat this as what is nearby rather than what a child would be offered.
| School | Phase | Type | Pupils |
|---|---|---|---|
| Tiffin School | Secondary | Academy converter | 1,478 |
| The Tiffin Girls' School | Secondary | Academy converter | 1,267 |
| The Kingston Academy | Secondary | Free schools | 1,213 |
| Latchmere School | Primary | Academy converter | 710 |
| Fern Hill Primary School | Primary | Academy converter | 663 |
| Alexandra Primary School | Primary | Community school | 462 |
| Coombe Hill Junior School | Primary | Community school | 357 |
| St Paul's CofE Primary School, Kingston Hill | Primary | Voluntary aided school | 334 |
| St Agatha's Catholic Primary School | Primary | Academy converter | 330 |
| Coombe Hill Infant School | Primary | Community school | 271 |
| Station | Mode | Distance from the district centre |
|---|---|---|
| Norbiton Rail Station | Rail | 0.9 km |
| Kingston Rail Station | Rail | 1.0 km |
| Kingston Turks Pier | Ferry | 1.4 km |
| Hampton Wick Rail Station | Rail | 1.6 km |
Section 09
How KT2 compares
The median across the whole archive is £157,500. KT2 sits above that national figure — +90.4%.
Where an EPC floor area could be matched to the sale, the median works out at £4,190 per square metre, across 4,587 of the 18,777 sales on record. Price per square metre is the only figure that compares a two-bed flat with a four-bed house honestly.
The full range on record runs from £1,000 to £11,200,000. Extremes usually mean something unusual — a plot sold without a house on it, a transfer between family members, or a very large property — so the median is the number to trust.
KT2 sits in Kingston upon Thames, in London.
The Office for National Statistics puts the median home in Kingston upon Thames at 12.7 times median local earnings of £42,346 a year, measured to Sep 2025. Across England and Wales the same ratio is 7.6. That number, not the price alone, is what decides whether a place is within reach of the people who work in it.
Section 10
Nearby on the record
Sectors inside KT2
The closest districts
- TW113.0 km · £342,000
- KT33.1 km · £275,000
- KT63.6 km · £266,000
- TW14.3 km · £340,000
- SW204.4 km · £320,000
- TW25.4 km · £293,300
- TW125.5 km · £285,750
- KT45.6 km · £259,995
This district mostly covers Kingston upon Thames.
Quick answers
Common questions about this data
What is the average house price in KT2?
The median price paid in KT2 across every sale on the register is £299,950. The median is used rather than the mean because a handful of very large sales would otherwise drag the average away from what a typical buyer paid.
How many homes have sold in KT2?
18,777 sales are on record for KT2, the most recent completing on 12 Jun 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have KT2 house prices actually risen?
In cash, the median rose +26.0% between 2016 and 2026. In 2026 money — that is, after inflation — the change is -9.8%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were KT2 house prices at their highest?
The highest yearly median on record is £770,000, set in 2023. That is the cash figure; measured in 2026 money the peak may fall in a different year, because inflation reshapes the series.
What is the price per square metre in KT2?
£4,190 per square metre, from the 4,587 sales where an EPC floor area could be matched to the address. Price per square metre strips out size, so a flat and a house can be compared on the same basis.
How current is this data?
The latest sale shown here completed on 12 Jun 2026. HM Land Registry publishes Price Paid Data monthly and a sale can take a month or two to appear after completion, so the most recent weeks are always incomplete.
Cite this page: Sold Price History, “KT2 house prices”, 2026. Source: HM Land Registry Price Paid Data © Crown copyright and database right, used under the Open Government Licence v3.0. Inflation adjustment: ONS CPIH.