The bottom line
KT1 2LF offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.
The catch: 64 min to waterloo — above average for this zone.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how KT1 2LF scores on each.
Toggle a question above to see how KT1 2LF meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for KT1 2LF
✨ Get your personal match score
Tell us what matters — safety, schools, transport — and we'll score every postcode for you.
Postcode Personality
“The family fortress”
How KT1 2LF has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
60
Education score
Primary
Maple Infants' School
Not yet inspected · 6 min walk
Secondary
The Hollyfield School and Sixth Form Centre
Not yet inspected · 9 min walk
100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km
Childcare
Childcare
Surbiton Hill Nursery School
Not inspected · 18 min walk
3 primaries · 1 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
47.3 incidents per 1,000 residents
from a low base — still below London average
-19% vs borough
Crime by type
Stop & search
0.5
per 1,000 residents
→ Stable
trend
Road safety
100
Road safety score
0
Accidents (5yr)
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Surbiton Fire Station · 1.1km
Crime is 27% below London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 1 properties · Confidence: very_low
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
1997–2004 · CAGR
+13.7%
Total change
+146%
Market Activity
Price Velocity & Acceleration
Current Velocity
+42.2%
per year
Acceleration
-30.75
change in velocity
Market State
Strong growth
Price Distribution
P25: £100k–£125k · P75: £250k–£300k · 3 sales
Property Type Mix
Total: 3 sales
By decade
1990s
2000s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1997–1997 | £120k | £120k | +0% | 1 |
| Post-dot-com plateau | 2002–2004 | £208k | £295k | +42.2% | 1 |
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
30
Walkability score
47
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
6
Car parks (800m)
1
EV chargers (800m)
Nearby car parks
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
0%
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 — 2.2 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
CLAREMONT MEDICAL CENTRE
2A GLENBUCK ROAD, KT6 6BS
13 min walk
72%
Recommend GP
72%
Overall GP experience
1
GPs within 1km
8
Dentists within 1km
1
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
32
Parks (1km)
8
Restaurants (800m)
7
Cafes (800m)
1
Pubs (400m)
1
Pharmacies (800m)
2
Gyms (1km)
3
Sports (1km)
0
Convenience
Nightlife (500m)
0
Nightclubs
1
Late-night venues
0
Libraries (1km)
2
Cinemas (2km)
774m
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
EHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
59
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
45.4
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 10/10
Least deprived
Index of Multiple Deprivation
Rank: 30,918 nationally
1,860
Est. population
10,254/km²
69%
Employed
68%
Degree educated
£52,000
Median income
2.4%
Claimant rate
37
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 2LF? Rate your area
Help future residents make better decisions. Takes 30 seconds.
Compare Kingston upon Thames with nearby boroughs: