Kingston Town · Kingston upon Thames · Kingston and Surbiton constituency · 51.40169, -0.30329

KT1 2EH— Kingston Town, Kingston upon Thames

Location and area intelligence for KT1 2EH, Kingston Town, Kingston upon Thames

The practical family move

 

Schools 100%Safety 73/100Transport 36/100Low yield 2.47%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
61
Safety
73
Schools
60
Transport
36
Environment
62
Investment
47

The bottom line

KT1 2EH offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £727,500 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

KT1 2EH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumRenters
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+39.9% vs London avg
vs London income+23.8% vs London avg
vs London crime+21.0% vs London avg

Deep-dive guides for KT1 2EH

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How KT1 2EH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St John's C of E Primary School

Not yet inspected · 5 min walk

KS2: 106.1

—

Secondary

The Hollyfield School and Sixth Form Centre

Not yet inspected · 8 min walk

P8: +0.29A8: 52.6

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 18 min walk

5 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

78.5 incidents per 1,000 residents

Higher crime than 60% of London
↑ Rising 204.6%

+34% vs borough

Crime by type

Other32%
Violence & sexual offences26%
Anti-social behaviour15%
Vehicle crime12%
Drug offences7%
Burglary7%
Robbery1%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Surbiton Fire Station · 1.1km

Crime is +21% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£727,500

Median sale price

Above London median by 40%

£727,500 is 40% above the London median (£520,000)

+9.4%

This year

Terraced

Dominant type

Price history

5-year change
-6.7%
Sales (24 months)6
New build0.0%
Avg semi-detached£475,000
Avg terraced£780,000
Price per m²£9,818/m²
Price per ft²£912/ft²
Avg floor area75.7 m²

EPC breakdown

A
1%
B
10%
C
32%
D
15%
E
5%
F
1%

Based on 64 properties · Confidence: high

Street mix

Semi 13%Terraced 43%Flat 41%Other 3%

LHA rates — Outer South West London

Shared room£592/mo
1 bedroom£1200/mo
2 bedrooms£1495/mo
3 bedrooms£1800/mo
4 bedrooms£2550/mo

Stamp duty

Standard buyer£23,875
First-time buyerFTB
£23,875
Additional propertyBTL/2nd
£45,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

14.0×

Price-to-income

£3,639/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£189,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,113
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.8%

Total change

+665%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.0%

per year

Acceleration

-30.15

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £350k–£400k · 73 sales

Property Type Mix

Total: 73 sales

Semi-detached13.7%
Terraced43.8%
Flat/maisonette42.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£104k£120k+14.9%1.5
Post-dot-com plateau2001–2004£205k£200k-2.4%1.8
Pre-crash peak2005–2007£315k£249k-21.1%6
GFC & correction2008–2012£390k£358k-8.2%1.3
Help-to-Buy recovery2013–2016£236k£459k+94.4%4
Brexit uncertainty2018–2019£433k£490k+13.3%5.5
Pandemic surge2020–2021£314k£780k+148.4%1
Rate-rise correction2022–2023£235k£622k+164.5%1
Current market2024–2026£590k£796k+34.9%2.3

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+2.2% alpha

Weakest performer

Flat/maisonette

-3.6% alpha

Semi-detached+2.2% α
Local
16.2%
District
14%
Terraced+0.2% α
Local
6.9%
District
6.7%
Flat/maisonette-3.6% α
Local
-0.1%
District
3.5%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Surbiton→ Waterloo· 8 tph
17 min

Nearby stations

SurbitonNational Rail
13 min walk
Richmond (London) Rail StationSouth Western Railway · Mildmay
85 min walk
Richmond Underground StationDistrict
86 min walk
Dundonald Road Tram StopTram
86 min walk
Wimbledon Underground StationDistrict
88 min walk
No bus stops within 400m

34

Walkability score

98

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge49 min ↑
Victoria59 min ↑
Waterloo ★41 min
Canary Wharf59 min ↑
City51 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

7

Car parks (800m)

1

EV chargers (800m)

Nearest car park83m
Santander docks (800m)0
Nearest cycle dock7.3 km

Nearby car parks

🅿️
The Bittoms· yes
511m
🅿️
Rose Car Park· yes
671m

Connectivity

Broadband and mobile coverage

100%

Full fibre

46%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed440 Mbps
Median download424 Mbps
Superfast coverage100%
All operators 5G55%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.3 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 10%
More green space than 75% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 2.4 km

Energy

Solar: 854 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

Subsidence risk

0.5%

Flood claim prob.

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

Solar yield853.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CLAREMONT MEDICAL CENTRE

2A GLENBUCK ROAD, KT6 6BS

15 min walk

72%

Recommend GP

72%

Overall GP experience

0

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketSainsbury's · 894 m
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
576 licensed premises in borough215 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

2

Cinemas (2km)

967m

Post office

Nearby shops

Londis63 m
Lallapalosa290 m
Ridley's Superfood309 m
Premier Express592 m

Nearby cafes

Italian Taste86 m
Avocadium94 m
Thames coffee356 m
Brunch Cafe590 m

Nearby restaurants

Tasty Bite77 m
Afghan Taste79 m
Subway83 m
Wan's83 m

Nearby pubs

Waggon & Horses283 m
The Spring Grove319 m
The Duke of Buckingham576 m
The Grove Tavern607 m

Nearby gyms

Fitness Centre183 m
Raven's Ait637 m
Motion Training CrossFit921 m
Opening 2027937 m

Nearby pharmacies

The Kingston Pharmacy58 m
Boots908 m
Superdrug1.1 km

Nearby health

AURA Centre of Dental Excellence & Facial Aesthetics552 m
Bupa Dental Care849 m
Maple Dental Practice864 m
Smartdontics911 m
Food hygiene (5-star)71% of 65

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
95

High street

A

High street health

Registered businesses

ALISON CAFE LTD
COX & BUCKLES BODY REPAIRS LTD
LIONLOCKX LION LOCKX LTD.
SAVE THE WORLD CLUB
WABISABI STUDIO LIMITED

Investment

Investment grade, yield and market outlook

47

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,500London avg: £1,950/mo
Gross yield
2.5% (low)London avg: 3.8%Below average yield — bottom 75%
Gentrification score16/100
Right-to-buy sales (5yr)Owner-occupier growth signal95
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

48.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,573m
Crossrail 2 route7,090m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,541 nationally

2,521

Est. population

6,635/km²

56%

Employed

54%

Degree educated

£52,000

Median income

2.6%

Claimant rate

Inner cityMedium densityRenters

32

Community stability

Age profile

19%
35%
22%
Under 1819%
18–3435%
35–4922%
50–6412%
65+12%

Tenure

19%
20%
49%
Own outright19%
Own (mortgage)20%
Private rent49%
Social rent12%
Shared ownership1%
Rent free0%

Ethnicity

49%
21%
14%
White British49%
White Other21%
Asian14%
Black3%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine10%
No car household40%
Unemployed6%
No qualifications8%

Housing tenure (Census 2021)

Private rent49%
Social rent12%

vs. London

Income vs London+23.8%
Price vs London+39.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
15
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
5
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
33
Local approval rate
58%
Borough approval rate
62%
Opportunity area
No
CIL rate (residential)
£165/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
29
Largest scheme
89 homes · (Hotel Antoinette)18-32 And 23-43 Beaufort Road And, (Hotel Antoinette)18-32 And 23-43 Beaufort Road And, Fassett Road, KT1 2TQ
Pipeline pressure
NONE

Named schemes (500m)

(Hotel Antoinette)18-32 And 23-43 Beaufort Road And, (Hotel Antoinette)18-32 And 23-43 Beaufort Road And, Fassett Road, KT1 2TQ89 homes
completed
FORMER CORONATION BATHS SITE, FORMER CORONATION BATHS SITE, DENMARK ROAD, KT167 homes
completed
Cooper House 40-46, Cooper House 40-46, Surbiton Road, KT1 2HX39 homes
completed
Springfield Court, Springfield Court, Springfield Road, Kingston upon Thames, KT1 2SB26 homes
completed
1-5, 1-5, Southsea Road, Kingston upon Thames, KT1 2EH22 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
14.1%
Election year
2026
MP
Ed Davey (Liberal Democrat)
MP majority
17,235
Constituency
Kingston and Surbiton

Councillors

Roger Mark HayesLib Dems
Nicola Inez NardelliLib Dems
Sabah HamedLib Dems

Stamp Duty & Affordability Calculator

Stamp duty on median price (£727,500)

£23,875

Standard buyer

£23,875

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Kingston upon Thames with nearby boroughs:

Kingston upon Thames vs MertonKingston upon Thames vs Richmond Upon ThamesKingston upon Thames vs Sutton

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Key facts for KT1 2EH

Full postcodeKT1 2EH
Postcode districtKT1
BoroughLondon Borough of Kingston upon Thames
WardKingston Town
Latitude51.401693
Longitude-0.303286
Parliamentary constituencyKingston and Surbiton
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey