The bottom line
KT1 2AY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how KT1 2AY scores on each.
Toggle a question above to see how KT1 2AY meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for KT1 2AY
✨ Get your personal match score
Tell us what matters — safety, schools, transport — and we'll score every postcode for you.
Postcode Personality
“High-connectivity investment target”
How KT1 2AY has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
60
Education score
Primary
St John's C of E Primary School
Not yet inspected · 6 min walk
KS2: 106.1
Secondary
The Hollyfield School and Sixth Form Centre
Not yet inspected · 11 min walk
100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km
Childcare
Childcare
Surbiton Hill Nursery School
Not inspected · 21 min walk
5 primaries · 1 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
78.5 incidents per 1,000 residents
+34% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
3
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Surbiton Fire Station · 1.4km
Crime is +21% above London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 8 properties · Confidence: low
Street mix
LHA rates — Outer South West London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1995–2023 · CAGR
+8.7%
Total change
+940%
Market Activity
Price Velocity & Acceleration
Current Velocity
+68.5%
per year
Acceleration
+54.43
change in velocity
Market State
Strong growth
Price Distribution
P25: £600k–£700k · P75: £300k–£350k · 25 sales
Property Type Mix
Total: 25 sales
By decade
1990s
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1995–2000 | £151k | £329k | +117.2% | 2 |
| Post-dot-com plateau | 2001–2003 | £320k | £460k | +43.8% | 1.7 |
| Pre-crash peak | 2005–2005 | £500k | £500k | +0% | 1 |
| GFC & correction | 2008–2012 | £555k | £820k | +47.7% | 1 |
| Help-to-Buy recovery | 2014–2015 | £993k | £820k | -17.4% | 1 |
| Brexit uncertainty | 2019–2019 | £935k | £935k | +0% | 1 |
| Rate-rise correction | 2023–2023 | £1.57m | £1.57m | +0% | 1 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Semi-detached
+1.6% alpha
CAGR over 7yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 3
Moderate
Nearby stations
44
Walkability score
114
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
8
Car parks (800m)
0
EV chargers (800m)
Nearby car parks
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
100%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Bushy Park and Home Park SSSI — 2.1 km
Energy
Ground stability
Geology: CLAY, SILT AND SAND
Subsidence risk: Medium
Shrink-swell: Medium
Running sand risk: Low
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
Climate
Local weather conditions and energy potential
1,570 hrs/yr
Sunshine
577 mm/yr
Rainfall
23.3°C
Summer avg
2.9°C
Winter avg
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
KINGSTON HEALTH CENTRE
10 SKERNE ROAD, KT2 5AD
15 min walk
84%
Recommend GP
84%
Overall GP experience
0
GPs within 1km
8
Dentists within 1km
1
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
38
Parks (1km)
32
Restaurants (800m)
15
Cafes (800m)
0
Pubs (400m)
2
Pharmacies (800m)
3
Gyms (1km)
4
Sports (1km)
1
Convenience
No pubs within 400m — nearest: The Spring Grove (443 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
1
Libraries (1km)
2
Cinemas (2km)
1.2km
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Registered businesses
+1 more
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
61
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
45.3
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 7/10
Less deprived than average
Index of Multiple Deprivation
Rank: 23,541 nationally
2,521
Est. population
6,635/km²
56%
Employed
54%
Degree educated
£52,000
Median income
2.6%
Claimant rate
32
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
Live in KT1 2AY? Rate your area
Help future residents make better decisions. Takes 30 seconds.
Compare Kingston upon Thames with nearby boroughs: