Kingston Town · Kingston upon Thames · Kingston and Surbiton constituency · 51.40083, -0.30506

KT1 2EN— Kingston Town, Kingston upon Thames

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

High-connectivity investment target

 

Schools 100%Safety 73/100Transport 38/100Yield 3.64%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
73
Schools
60
Transport
38
Environment
64
Investment
60

The bottom line

KT1 2EN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

KT1 2EN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for KT1 2EN

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“High-connectivity investment target”

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How KT1 2EN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Maple Infants' School

Not yet inspected · 8 min walk

—

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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 17 min walk

4 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Surbiton Fire Station · 1.1km

Crime is +21% above London average

Property

Prices, sales volume and market trends

Avg floor area84.6 m²

EPC breakdown

C
8%
D
2%

Based on 10 properties · Confidence: medium

Street mix

Terraced 4%Flat 91%Other 4%

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

Current mortgage rates

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

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£211,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,113
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2018 · CAGR

+8.2%

Total change

+515%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.4%

per year

Acceleration

-52.74

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £75k–£100k · 22 sales

Property Type Mix

Total: 22 sales

Terraced4.5%
Flat/maisonette95.5%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£72k£154k+115.4%1.8
Post-dot-com plateau2003–2004£225k£235k+4.4%1
Pre-crash peak2005–2007£239k£282k+18.2%1.3
GFC & correction2009–2011£100k£230k+130%1
Help-to-Buy recovery2014–2014£385k£385k+0%4
Brexit uncertainty2018–2018£440k£440k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Flat/maisonette+0.6% α
Local
8.8%
District
8.2%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

4out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing1
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
12 min walk
Richmond (London) Rail StationSouth Western Railway · Mildmay
87 min walk
Richmond Underground StationDistrict
87 min walk
Dundonald Road Tram StopTram
88 min walk
Wimbledon Underground StationDistrict
90 min walk
No bus stops within 400m

34

Walkability score

99

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

8

Car parks (800m)

1

EV chargers (800m)

Nearest car park239m
Santander docks (800m)0
Nearest cycle dock7.4 km

Nearby car parks

🅿️
The Bittoms· yes
592m
🅿️
Rose Car Park· yes
735m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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: 15.4 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 19%
More green space than 80% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 2.3 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

14 min walk

72%

Recommend GP

72%

Overall GP experience

0

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

12

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketM&S Simply Food · 923 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

0

Libraries (1km)

2

Cinemas (2km)

865m

Post office

Nearby shops

Londis103 m
Lallapalosa446 m
Ridley's Superfood465 m
Premier Express712 m

Nearby cafes

Italian Taste93 m
Avocadium120 m
Thames coffee311 m
The French Tarte673 m

Nearby restaurants

Subway78 m
Tasty Bite79 m
Afghan Taste83 m
Wan's90 m

Nearby pubs

Waggon & Horses272 m
The Spring Grove475 m
The Grove Tavern481 m
Hart's Boat Yard620 m

Nearby gyms

Fitness Centre322 m
Raven's Ait481 m
Motion Training CrossFit899 m
The Gym913 m

Nearby pharmacies

The Kingston Pharmacy100 m
Boots996 m
Superdrug1.0 km

Nearby health

AURA Centre of Dental Excellence & Facial Aesthetics657 m
Maple Dental Practice730 m
Smartdontics827 m
Evesham Terrace912 m
Food hygiene (5-star)75% of 76

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
95

High street

A

High street health

Registered businesses

RISK OPTIMISED WHOLE LIFE CYCLE COSTING (RISKOPTWLC) CIC

Investment

Investment grade, yield and market outlook

60

Investment score

Good

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

Avg monthly rent
£1,500London avg: £1,950/mo
Gross yield
3.6% (average)London avg: 3.8%Above average yield
Gentrification score20/100
Right-to-buy sales (5yr)Owner-occupier growth signal95

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Future outlook

40.2

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,730m
Crossrail 2 route7,237m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
14
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
22
Local approval rate
55%
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
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
74-76, 74-76, Surbiton Road, and 1 Surbiton Crescent, Surbiton, KT1 2JP14 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

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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 2EN

Full postcodeKT1 2EN
Postcode districtKT1
BoroughLondon Borough of Kingston upon Thames
WardKingston Town
Latitude51.400828
Longitude-0.305058
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