Kingston Town · Kingston upon Thames · Kingston and Surbiton constituency · 51.40376, -0.30140

KT1 2SA— Kingston Town, Kingston upon Thames

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 71/100Transport 41/100Yield 5.81%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
71
Schools
60
Transport
41
Environment
59
Investment
64

The bottom line

KT1 2SA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £310,000 median — strong value for Families who can accept its trade-offs.

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how KT1 2SA 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 2SA meets your needs.

Location

KT1 2SA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-40.4% vs London avg
vs London income-2.9% vs London avg
vs London crime+36.0% vs London avg

Deep-dive guides for KT1 2SA

🛡️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 2SA with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe💰 Value Find🍕 Buzzing

“The practical family move”

Share:WhatsAppShare on X

How KT1 2SA 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 · 2 min walk

KS2: 106.1

—

Secondary

The Hollyfield School and Sixth Form Centre

Not yet inspected · 10 min walk

P8: +0.29A8: 52.6

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 20 min walk

4 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

88.3 incidents per 1,000 residents

Higher crime than 67% of London
↑ Rising 296.4%

+50% vs borough

Crime by type

Other30%
Anti-social behaviour24%
Violence & sexual offences24%
Drug offences13%
Burglary4%
Theft2%
Robbery2%
Vehicle crime2%

Stop & search

4.4

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Surbiton Fire Station · 1.3km

Crime is +36% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£310,000

Median sale price

Bottom 25% — 40% below London median

£310,000 is 40% below the London median (£520,000)

-43.3%

This year

Flat

Dominant type

Price history

5-year change
+6.2%
Sales (24 months)5
New build0.0%
Avg detached£560,000
Avg flat£302,500
Price per m²£5,193/m²
Price per ft²£482/ft²
Avg floor area65.8 m²

EPC breakdown

B
2%
C
17%
D
28%
E
9%
F
3%
G
1%

Based on 60 properties · Confidence: high

Street mix

Semi 7%Terraced 2%Detached 7%Flat 79%Other 5%

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£3,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£12,300

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

7.6×

Price-to-income

£1,551/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£164,500
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)
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

1995–2025 · CAGR

+2.5%

Total change

+108%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.4%

per year

Acceleration

+83.04

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £125k–£150k · 110 sales

Property Type Mix

Total: 110 sales

Detached7.3%
Semi-detached7.3%
Terraced1.8%
Flat/maisonette83.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£153k£109k-28.5%2.8
Post-dot-com plateau2001–2004£125k£184k+47.2%6
Pre-crash peak2005–2007£170k£241k+41.9%5
GFC & correction2009–2012£187k£190k+1.9%3.8
Help-to-Buy recovery2013–2016£250k£351k+40.5%5.2
Brexit uncertainty2017–2018£354k£670k+89.3%3.5
Pandemic surge2020–2020£345k£345k+0%3
Rate-rise correction2022–2022£1.60m£1.60m+0%1
Current market2024–2025£310k£318k+2.4%3.5

Price Trajectory by Type

DetachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Weakest performer

Detached

-2.6% alpha

Flat/maisonette-0.2% α
Local
6.2%
District
6.4%
Detached-2.6% α
Local
6.8%
District
9.4%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing19
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Kingston→ Waterloo· 6 tph
33 min

Nearby stations

KingstonNational Rail
13 min walk
Richmond (London) Rail StationMildmay · South Western Railway
82 min walk
Richmond Underground StationDistrict
83 min walk
Dundonald Road Tram StopTram
84 min walk
Wimbledon Underground StationDistrict
86 min walk
No bus stops within 400m

41

Walkability score

94

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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park100m
Santander docks (800m)0
Nearest cycle dock7.1 km

Nearby car parks

🅿️
The Bittoms· yes
368m
🅿️
Rose Car Park· yes
536m
🅿️
Ashdown Road
577m
🅿️
Cattle Market Car Park
708m

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

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: 15.0 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 46%
Below average green space

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

Energy

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

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

KINGSTON HEALTH CENTRE

10 SKERNE ROAD, KT2 5AD

15 min walk

84%

Recommend GP

84%

Overall GP experience

0

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

20

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

5

Sports (1km)

3

Convenience

Nearest supermarketSainsbury's · 679 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)

1.2km

Post office

Nearby shops

Lallapalosa107 m
Ridley's Superfood112 m
Londis328 m
Premier Express543 m

Nearby cafes

Italian Taste325 m
Avocadium351 m
Thames coffee470 m
The Chip Club476 m

Nearby restaurants

Kampung Kitchen217 m
Wan's326 m
Afghan Taste331 m
Tasty Bite338 m

Nearby pubs

The Spring Grove142 m
The Cocoanut400 m
The Duke of Buckingham489 m
Waggon & Horses501 m

Nearby gyms

Fitness Centre99 m
Opening 2027680 m
PureGym694 m
The Gym711 m

Nearby pharmacies

The Kingston Pharmacy315 m
Boots716 m
Hawks Pharmacy744 m

Nearby health

AURA Centre of Dental Excellence & Facial Aesthetics354 m
Bupa Dental Care629 m
Jiva Dental699 m
Thames Street Dental868 m
Food hygiene (5-star)70% of 115

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
95

High street

A

High street health

Registered businesses

7 SPRINGFIELD ROAD MANAGEMENT COMPANY LIMITED
CHETTERWOOD LIMITED
EDOLLIAN LIMITED
HYDRAZINE LTD
KATIE HOLMES-SMITH LTD

+9 more

Investment

Investment grade, yield and market outlook

64

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
5.8% (good)London avg: 3.8%Strong yield — top 12% of London
Gentrification score23/100
Right-to-buy sales (5yr)Owner-occupier growth signal95
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

61.3

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,331m
Crossrail 2 route6,897m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,952 nationally

2,513

Est. population

6,066/km²

52%

Employed

47%

Degree educated

£40,800

Median income

3.9%

Claimant rate

Inner cityMedium densityMixed

36

Community stability

Age profile

23%
35%
19%
Under 1823%
18–3435%
35–4919%
50–6413%
65+10%

Tenure

21%
34%
31%
Own outright12%
Own (mortgage)22%
Private rent35%
Social rent31%
Shared ownership1%
Rent free0%

Ethnicity

51%
19%
13%
White British51%
White Other19%
Asian13%
Black5%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine14%
No car household49%
Unemployed6%
No qualifications11%

Housing tenure (Census 2021)

Private rent35%
Social rent31%

vs. London

Income vs London-2.9%
Price vs London-40.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
23
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
34
Local approval rate
59%
Borough approval rate
62%
Opportunity area
No
CIL rate (residential)
£165/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
33
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 (£310,000)

£3,000

Standard buyer

£0

First-time buyer

Save £3,000

Affordability check — your annual salary

£

Deposit

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

Live in KT1 2SA? 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 2SA.
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

What else could £310k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track KT1 2SA

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

No spam. Unsubscribe anytime.

Key facts for KT1 2SA

Full postcodeKT1 2SA
Postcode districtKT1
BoroughLondon Borough of Kingston upon Thames
WardKingston Town
Latitude51.403760
Longitude-0.301398
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