surrey buyer-guide ashtead

Buying in Ashtead: the data-sheet

Sold prices, schools, crime, broadband, council tax and flood risk for Ashtead (KT21), Mole Valley — what the data says at the viewing stage.

Home-Checker Team

Ashtead is a village in the Mole Valley district of Surrey, between Epsom and Leatherhead on the northern slope of the North Downs. The KT21 outcode is small and almost entirely residential — 367 postcodes in the Ofcom coverage dataset, against 864 in Horley — and it holds no significant retail centre beyond The Street. Ashtead rail station sits 0.9 km from the centre of the built-up area, with Leatherhead 2.4 km away, and 49 recorded bus stops fall within 2 km.1

This data-sheet works through the six dimensions a buyer should check at the viewing stage. Every figure carries its source and the date the data was current. Ashtead is the most expensive market in this series and the one where the school-inspection dates need the closest reading.

The six-dimension summary

Dimension Ashtead (KT21) Source
Median sold price, 12 months to 31 Mar 2026 £695,000 across 148 sales HM Land Registry PPD2
Council tax, Band D 2026–27 £2,519.86 (Mole Valley) GOV.UK / VOA3
Schools within 2 km 9, of which 5 rated Good or Outstanding GIAS + Ofsted4
Recorded crime, 2025/26 54.3 per 1,000 residents (Mole Valley) Home Office + ONS5
Land in EA Flood Zone 3 within 2 km 1.4% EA Flood Map for Planning6
Premises with 100 Mbit/s or faster available 69.2% Ofcom Connected Nations 20257

Schools

Nine schools sit within 2 km of the centre of Ashtead, five of them currently rated Good or Outstanding.4 Inside KT21 the state provision is entirely primary and infant: Barnett Wood Infant School (Outstanding, inspected June 2013), St Giles’ CofE Aided Infant School (Good, April 2023), The Greville Primary School (Good, September 2010) and West Ashtead Primary Academy (Requires improvement, July 2019). City of London Freemen’s School is the independent provider in the outcode.

What to check. The inspection dates here are among the oldest in this series. Barnett Wood’s Outstanding is from 2013 and The Greville’s Good from 2010 — both predate two changes of inspection framework, and under the pre-2020 exemption rules Outstanding schools went long stretches without reinspection. A grade of that age is a weak signal about a school as it stands in 2026; read the most recent report in full rather than the one-word label. Our note on how the Ofsted changes affect school ratings explains what the label does and does not carry. There is no state secondary inside KT21, so the secondary route runs to Epsom or Leatherhead and is set by Surrey County Council’s admissions rules rather than by distance.

Crime

Mole Valley recorded 4,822 offences against a resident population of 88,808 in the year to March 2026 — 54.3 per 1,000 residents, against an England figure of 80.3 per 1,000 computed across all 296 local authority areas in the same dataset.5 That is 32.4% below the England rate, and the second-lowest district rate in this series.

Mole Valley is a large, mostly rural district whose recorded offences concentrate in Dorking and Leatherhead. Ashtead has no comparable retail or night-time centre, so the district figure is likely to overstate rather than understate what a residential KT21 street looks like. The population-weighted ranking of Surrey towns by crime rate gives the county context, and how we calculate crime rates sets out the method.

Broadband

Coverage tier KT21 (% of premises) Source
30 Mbit/s or faster 97.7% Ofcom Connected Nations 20257
100 Mbit/s or faster 69.2% —
300 Mbit/s or faster 69.2% —
Gigabit-capable 69.2% —
Unable to receive 30 Mbit/s 2.3% —

These are download-speed tiers, not technologies, and they nest: every premise counted at 300 Mbit/s is also counted at 100 and at 30.

Ashtead’s 30 Mbit/s coverage is strong at 97.7%, but only 69.2% of premises can reach 100 Mbit/s or faster — level with Cranleigh at the bottom of the six towns here, and 21 points behind nearby Banstead. Roughly three premises in ten cannot reach that tier at all. For a household that needs reliable upload capacity, this is a check to do while you’re still viewing, not after you commit. The outcodes where Surrey premises still cannot reach 30 Mbit/s sets the county picture.

Council tax

Ashtead is billed by Mole Valley District Council. The 2026–27 charges, including the Surrey County Council and police precepts, are:3

Band Annual charge 2026–27
D £2,519.86
E £3,079.83
F £3,639.80
G £4,199.77
H £5,039.72

The bands shown start at D because that is where Ashtead’s stock sits: with a £695,000 median and a £933,000 detached median, a material share of the housing falls in bands F and above, where the annual charge runs from £3,639.80 to £5,039.72. The whole of KT21 sits within Mole Valley, so the billing authority is not in question — only the band.8 Our Band D comparison across the Surrey districts shows where Mole Valley sits on the 2025-26 figures (the district order is unchanged for 2026-27).

Property market

Metric KT21, 12 months to 31 Mar 2026 Source
Median sold price £695,000 HM Land Registry PPD2
Mean sold price £766,366 —
Residential sales registered 148 —
Detached 64 sales, £933,000 median —
Semi-detached 40 sales, £640,000 median —
Flat or maisonette 28 sales, £347,500 median —
Terraced 16 sales, £580,000 median —

Ashtead’s £695,000 median sits 36% above the Surrey county median of £510,000 over the same twelve months.2 The market is detached-led: 64 of the 148 registered sales were detached houses at a £933,000 median, more than two and a half times the £347,500 flat median. That spread is the thing to hold on to when an agent quotes “the Ashtead average” — with only 148 registered sales across twelve months, and four property types priced from £347,500 to £933,000, a single outcode figure tells you very little about a specific house.

On energy, KT21 holds 5,343 lodged EPC certificates, most commonly Band D, with only 36% rated C or better — the lowest share of any town in this series.9 That is consistent with a stock of older, larger, detached houses, and it is a real cost to price into an offer.

Flood risk

Ashtead sits on the dip slope of the North Downs and the flood data reflects that. Of the land within 2 km of the centre of the built-up area, 1.4% falls in Environment Agency Flood Zone 3 and 1.1% in Flood Zone 2.6 The Environment Agency holds three historical flood outlines intersecting that area, the most recent dated September 1968.6

Surface water is the more relevant layer here: 2.1% of the land within that radius sits in the Environment Agency’s high or medium surface-water likelihood bands — higher than the fluvial share.10 On chalk and clay slopes, intense rainfall running off hard surfaces is a more common failure mode than a river leaving its channel. Our guide to reading surface-water risk and depth bands explains how to read that layer, and how we assess flood risk covers the full method.

Low area-wide figures do not make an individual property safe. They mean the question narrows to the specific plot: where it sits on the slope, what the drainage does in a downpour, and whether the Environment Agency’s surface-water mapping puts water across the building footprint.

At the viewing stage

  • What is the surface-water likelihood band and modelled depth at this address, given the low river-flood exposure?
  • When was the nearest primary school actually last inspected, and what does the report say rather than the grade?
  • Can this address get 100 Mbit/s or faster — the 69.2% of KT21 premises that can — or is it in the 30.8% that cannot?
  • What is the council tax band — and if it is F or above, is the £3,639.80-plus annual charge in your budget?
  • What is the EPC band, and what would moving it to a C cost on a house of this size?
  • What have comparable properties of the same type sold for on this street, rather than the £695,000 all-types median?

Further reading

Researching a specific property while you’re still viewing? A Property Report scopes the checks to that address: EPC and flood risk at the building, council tax band, broadband, the nearest schools, crime, air quality and environmental context, for £29.99. An Area Report covers the postcode for £24.99.

This article is general information only. It is not financial, legal, or property investment advice. Always obtain independent advice and carry out formal searches before committing to a purchase.

Footnotes

  1. Department for Transport NaPTAN public transport access node data, as held in the Home-Checker naptan_stops table. Distances measured from the ONS 2022 built-up-area centroid. ↩

  2. HM Land Registry Price Paid Data, PPD category A residential transactions, 12 months from 1 April 2025 to 31 March 2026, aggregated by postcode outcode from the Home-Checker land_registry_prices table. Contains HM Land Registry data © Crown copyright and database right, licensed under the Open Government Licence v3.0. Re-queried 28 September 2026 after the 18 September 2026 Land Registry reload (HMLR 2026-08-28 restatement). ↩ ↩2 ↩3

  3. GOV.UK, “Council tax levels set by local authorities in England, 2026 to 2027” (published 25 March 2026), Table 9 — council tax by band for each billing authority. Charges include county and police precepts. ↩ ↩2

  4. DfE Get Information About Schools register plus Ofsted inspection outcomes, as held in the Home-Checker schools table (refreshed 1 September 2026). Counts are schools with a recorded location within 2 km of the ONS 2022 built-up-area centroid for Ashtead. ↩ ↩2

  5. Home Office Police Recorded Crime, financial year 2025/26 (April 2025 to March 2026), joined to ONS mid-2025 population estimates. The England rate is total offences divided by total population across all 296 local authority rows in the same dataset. ↩ ↩2

  6. Environment Agency Flood Map for Planning (Flood Zones 2 and 3), dataset vintage 15 July 2026, plus the EA historic flood outlines. Shares are the proportion of land area within a 2 km radius of the ONS 2022 built-up-area centroid falling inside each zone polygon. ↩ ↩2 ↩3

  7. Ofcom Connected Nations 2025, published 19 November 2025, reporting coverage as at July 2025; loaded to the Home-Checker ofcom_broadband table on 18 September 2026. Each figure is the percentage of premises with that service available, averaged across the 367 KT21 postcodes present in that release. Ofcom does not publish full-fibre coverage at postcode level, so the 100 Mbit/s tier is a speed band, not a technology. Postcodes Ofcom retired between the 2024 and 2025 releases still sit in the table carrying their older values and are excluded from every figure here. ↩ ↩2

  8. ONS postcode directory via the postcodes.io outcode lookup, queried 17 September 2026. ↩

  9. MHCLG Energy Performance of Buildings data, aggregated by outcode and precomputed on 21 May 2026. ↩

  10. Environment Agency Risk of Flooding from Surface Water (NaFRA2), published 28 January 2025; high and medium likelihood bands combined, as a share of land area within the same 2 km radius. ↩

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