21, KINGS MEAD, SMALLFIELD, HORLEY, RH6 9QR - £500,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

21 KINGS MEAD is a very small detached house of 72m², built sometime between 1950 and 1966, which could now be worth an estimated £462,888. It was last sold for £500,000 in December 2022, which was around 47% below the average December 2022 detached price in the Tandridge local authority area. The most recent EPC inspection was May 2018, where the current energy rating was D, and the potential energy rating was B.

21 KINGS MEAD Sold Prices

Land registry data shows two sales for 21 KINGS MEAD since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Tandridge local authority area for the corresponding sale date. Both of the two 21 KINGS MEAD sales were for below the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2022 7 DEC	£500,000	£946,683	47% below HPI
2018 14 DEC	£397,450	£823,718	52% below HPI

21 KINGS MEAD Price Paid vs. HPI Average

The below graph shows the average detached house price in the Tandridge local authority area over time, sourced from the HPI. The two 21 KINGS MEAD sales from December 2018 and December 2022 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the December 2018 sale was for 52% below the HPI. So the extrapolation line tracks at 52% below the HPI over time, until the December 2022 sale, where it rises to 47% below the HPI. The line then continues to track at 47% below the HPI.

What might 21 KINGS MEAD be worth now?

21 KINGS MEAD might now be worth an estimated £462,888.

This is based on house price deflation of 7.4%, between December 2022 and February 2025, for detached houses, in the Tandridge local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 7.4% deflationary decrease is applied to the most recent sale price for 21 KINGS MEAD of £500,000 on 7th December 2022. For the value to have decreased from £500,000 to £462,888 over the three years and ten months to February 2025, the following assumptions must hold true:

• The value of 21 KINGS MEAD has moved in line with the HPI for detached houses in the Tandridge local authority area.
• The December 2022 sale price of £500,000 represented a fair market value for the property.
• The size, condition, and specification of 21 KINGS MEAD has not materially changed since December 2022.

How Large is 21 KINGS MEAD?

21 KINGS MEAD is 72m² according to the EPC inspection conducted in May 2018. This puts it in the smallest 20% of detached houses houses in Smallfield, based on EPC data. The below chart shows the distribution of detached houses houses by size in Smallfield, and where 21 KINGS MEAD lies on this distribution: 12% of detached houses houses are smaller than 21 KINGS MEAD, and 88% of houses are larger. Note that EPC data is not available for all properties in Smallfield.

21 KINGS MEAD: Plot and Title Map

21 KINGS MEAD sits on a plot of roughly 0.141 of an acre, or 570m². The below map shows the location of 21 KINGS MEAD, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 21 KINGS MEAD). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 21 KINGS MEAD?

21 KINGS MEAD is located in SMALLFIELD, in the RH6 postcode district. The below map shows the position of No. 21 on KINGS MEAD.