28 Beard Road, Kingston Upon Thames, KT2 5PG

28 Beard Road is a two-bedroom mid-terrace house in Kingston Upon Thames (KT2 5PG). It has a recorded floor area of 76 m² (around 818 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (June 2022) shows an E (score 52), well below the UK norm with real room to improve. Earlier certificates rated it D (November 2011); the latest reading is one band lower. Between certificates, hot-water efficiency went from Very Poor to Average and lighting went from Average to Very Good; while wall efficiency dropped from Average to Poor. The recommended improvements would lift it to A (score 99), a 4-band jump. Main heating runs on electricity. The home occupies a cul-de-sac position.

At 76 m² the property is well over the postcode median (48 m² across 22 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £583,000 is 29.6% above the 2023 sale price. On a £-per-square-foot basis, the last sale (£550/sq ft) was about 19.3% above the typical sold price in the postcode. Most recent transfer: December 2023 at £450,000.