2 Beard Road, Kingston Upon Thames, KT2 5PG

2 Beard Road is a four-bedroom end-of-terrace house in Kingston Upon Thames (KT2 5PG). It has a recorded floor area of 105 m² (around 1130 sq ft) and construction records dating it to 1967-1975. The latest certificate (August 2020) shows a D (score 63), on the cusp of jumping into the C band. The rating has held steady at D across 3 certificates since June 2010. Between certificates, window efficiency went from Poor to Good and lighting went from Average to Very Good; while roof efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 83), a 2-band jump.

At 105 m² the property is well over the postcode median (48 m² across 22 EPCs), placing it in the larger end of the local stock. Across 2010–2021, sale prices on this property compounded at 5.2% per year. Today's modelled estimate of £754,000 is 16% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£575/sq ft) was about 24.3% above the typical sold price in the postcode. Most recent transfer: March 2021 at £650,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.