84 Lower Ham Road, Kingston Upon Thames, KT2 5BB

84 Lower Ham Road is a five-bedroom detached house in Kingston Upon Thames (KT2 5BB). It has a recorded floor area of 124 m² (around 1335 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (June 2021) shows a G (score 4), near the bottom of the EPC scale. Earlier certificates rated it E (October 2008); the latest reading is 2 bands lower. Between certificates, lighting went from Poor to Average; while hot-water efficiency dropped from Average to Very Poor and main heating dropped from Average to Very Poor. The recommended improvements would lift it to E (score 50), a 2-band jump. Main heating runs on bottled lpg. At 124 m² this is the 3rd smallest of 5 units on EPC record in the building, where floor areas span 58–240 m². The building's EPC ratings span G to D, with this unit at the bottom. On EPC score it ranks last in the building (4 versus a best of 68). Other recorded features include a balcony, a conservatory, a basement and a loft.

Today's modelled estimate of £1,637,000 is 30.3% below the 2022 sale of £2,350,000, below the original sale price, which typically signals condition or completion-status changes worth verifying. On a £-per-square-foot basis, the last sale (£1,761/sq ft) was about 209.8% above the typical sold price in the postcode. 9 planning records sit against the property, 4 approved, 4 refused, 1 pending. Past consents include an extension and new windows, meaningful when judging how the property has evolved. An active application for an extension is awaiting a decision. At 124 m² it's 15.3% larger than the typical home in the postcode (108 m² median across 4 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Most recent transfer: June 2022 at £2,350,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.