Kingston Town · Kingston upon Thames · Kingston and Surbiton constituency · 51.39997, -0.30334

KT1 2HR— Kingston Town, Kingston upon Thames

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

The practical family move

 

Top 10% LondonSchools 100%Safety 78/100Transport 42/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
73
Safety
78
Schools
60
Transport
42
Environment
61
Investment
47

The bottom line

KT1 2HR 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 2HR scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how KT1 2HR meets your needs.

Location

KT1 2HR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+23.8% vs London avg
vs London crime-27.0% vs London avg

Deep-dive guides for KT1 2HR

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare KT1 2HR with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How KT1 2HR 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 · 7 min walk

—

Secondary

The Hollyfield School and Sixth Form Centre

Not yet inspected · 6 min walk

P8: +0.29A8: 52.6

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

47.3 incidents per 1,000 residents

Better than 65% of London
↑ Rising 486.7%

from a low base — still below London average

-19% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour24%
Other22%
Vehicle crime10%
Burglary10%
Drug offences1%
Theft1%
Robbery1%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Surbiton Fire Station · 936m

Crime is 27% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

KT1 district median

£495,000

Based on 129 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,456/m²
Price per ft²£600/ft²
Avg floor area113.8 m²

EPC breakdown

C
4%
D
7%
F
1%

Based on 12 properties · Confidence: medium

Street mix

Semi 94%Terraced 6%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£284,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingMostly double glazing
Council tax band Band DAnnual charge £2,113
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+6%

Total change

+411%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.5%

per year

Acceleration

-26.27

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached93.8%
Terraced6.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£142k£142k+0%2
Post-dot-com plateau2001–2002£256k£265k+3.5%1.5
Pre-crash peak2005–2006£330k£359k+8.6%2
GFC & correction2009–2012£327k£480k+46.7%1.2
Pandemic surge2020–2020£656k£656k+0%1
Current market2025–2025£725k£725k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
8.5%
District
8.5%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

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
10 min walk
Dundonald Road Tram StopTram
87 min walk
Richmond (London) Rail StationMildmay · South Western Railway
88 min walk
Richmond Underground StationDistrict
88 min walk
Wimbledon Underground StationDistrict
89 min walk
No bus stops within 400m

37

Walkability score

84

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge43 min ↑
Victoria51 min ↑
Waterloo ★35 min
Canary Wharf53 min ↑
City45 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 park253m
Santander docks (800m)0
Nearest cycle dock7.4 km

Nearby car parks

🅿️
The Bittoms· yes
698m
🅿️
St Phillip's Road· yes
780m

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 AONB14% green spaceTree canopy: 16%
Above average green space

Nearest SSSI: Bushy Park and Home Park SSSI — 2.5 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

13 min walk

72%

Recommend GP

72%

Overall GP experience

0

GPs within 1km

10

Dentists within 1km

2

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

28

Parks (1km)

11

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketM&S Simply Food · 841 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)

776m

Post office

Nearby shops

Londis138 m
Lallapalosa438 m
Ridley's Superfood457 m
Premier Express606 m

Nearby cafes

Avocadium98 m
Italian Taste198 m
Thames coffee463 m
Brunch Cafe601 m

Nearby restaurants

Subway137 m
Tasty Bite154 m
Afghan Taste176 m
Wan's192 m

Nearby pubs

Waggon & Horses118 m
The Grove Tavern431 m
The Spring Grove457 m
The Antelope617 m

Nearby gyms

Fitness Centre373 m
Raven's Ait556 m
Motion Training CrossFit753 m
The Gym834 m

Nearby pharmacies

The Kingston Pharmacy173 m
Superdrug939 m
Newman Pharmacy1.1 km
Boots1.1 km

Nearby health

Maple Dental Practice691 m
Smartdontics719 m
AURA Centre of Dental Excellence & Facial Aesthetics744 m
Stedham House Dental Surgery844 m
Food hygiene (5-star)75% of 83

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
95

High street

E

High street health

Registered businesses

ART FOR ART'S SAKE LIMITED
NOLAN-SHERRY & ASSOCIATES LIMITED
RB LEGACY PROPERTIES LTD
THE FEMALEPRENEUR COACH LIMITED
WEALTHY WOMAN EVENTS 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.

Avg monthly rent
£1,500London avg: £1,950/mo
Gross yield
3.6% (average)London avg: 3.8%Above average yield
Gentrification score24/100
Right-to-buy sales (5yr)Owner-occupier growth signal95
Sales last 12 months1

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

8/100

Velocity score

Future outlook

60

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,691m
Crossrail 2 route7,155m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,918 nationally

1,860

Est. population

10,254/km²

69%

Employed

68%

Degree educated

£52,000

Median income

2.4%

Claimant rate

Inner cityHigh densityYoung professionals

37

Community stability

Age profile

16%
28%
29%
13%
14%
Under 1816%
18–3428%
35–4929%
50–6413%
65+14%

Tenure

23%
28%
45%
Own outright23%
Own (mortgage)28%
Private rent45%
Social rent4%
Shared ownership1%

Ethnicity

55%
19%
White British56%
White Other19%
Asian12%
Black2%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine8%
No car household34%
Unemployed4%
No qualifications6%

Housing tenure (Census 2021)

Private rent45%
Social rent4%

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)
6
Development activity
medium
Residential apps (800m)
5
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
23
Local approval rate
57%
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

Live in KT1 2HR? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for KT1 2HR.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Kingston upon Thames with nearby boroughs:

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

Similar postcodes

Frequently asked questions

📍 Track KT1 2HR

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for KT1 2HR

Full postcodeKT1 2HR
Postcode districtKT1
BoroughLondon Borough of Kingston upon Thames
WardKingston Town
Latitude51.399967
Longitude-0.303336
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