Kingston Town · Kingston upon Thames · Kingston and Surbiton constituency · 51.40148, -0.30013

KT1 2TH— Kingston Town, Kingston upon Thames

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

The practical family move

 

Schools 100%Safety 78/100Transport 37/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
66
Safety
78
Schools
60
Transport
37
Environment
57
Investment
46

The bottom line

KT1 2TH offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 47 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

KT1 2TH

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+23.1% vs London avg
vs London crime-26.0% vs London avg

Deep-dive guides for KT1 2TH

🛡️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🔒 Very Safe

“The practical family move”

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How KT1 2TH 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 · 4 min walk

KS2: 106.1

—

Secondary

The Hollyfield School and Sixth Form Centre

Not yet inspected · 7 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 · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

47.9 incidents per 1,000 residents

Better than 64% of London
↑ Rising 280.0%

from a low base — still below London average

-18% vs borough

Crime by type

Anti-social behaviour34%
Violence & sexual offences32%
Other21%
Vehicle crime5%
Burglary4%
Robbery2%
Drug offences1%
Theft1%

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 · 1.0km

Crime is 26% 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£4,495/m²
Price per ft²£418/ft²
Avg floor area58.3 m²

EPC breakdown

C
8%
D
29%
E
4%
F
1%

Based on 42 properties · Confidence: high

Street mix

Semi 2%Terraced 17%Detached 13%Flat 68%

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£145,750
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

1995–2024 · CAGR

+8.3%

Total change

+897%

Market Activity

Price Velocity & Acceleration

Current Velocity

+49.5%

per year

Acceleration

+41.97

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £50k–£75k · 47 sales

Property Type Mix

Total: 47 sales

Detached12.8%
Semi-detached2.1%
Terraced17%
Flat/maisonette68.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£75k£180k+140%1.7
Post-dot-com plateau2001–2004£196k£180k-8.3%3
Pre-crash peak2005–2007£200k£140k-30%1.7
GFC & correction2008–2011£272k£183k-32.7%2.7
Help-to-Buy recovery2013–2016£158k£340k+115.9%2
Brexit uncertainty2017–2019£265k£426k+60.6%1
Pandemic surge2021–2021£465k£465k+0%1
Rate-rise correction2023–2023£500k£500k+0%1
Current market2024–2024£748k£748k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.4% alpha

Flat/maisonette+1.4% α
Local
10.2%
District
8.8%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

26out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing21
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

26

Walkability score

64

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge55 min ↑
Victoria65 min ↑
Waterloo ★47 min
Canary Wharf65 min ↑
City57 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)

0

EV chargers (800m)

Nearest car park172m
Santander docks (800m)0
Nearest cycle dock7.1 km

Nearby car parks

🅿️
The Bittoms· yes
622m
🅿️
Rose Car Park· yes
791m

Connectivity

Broadband and mobile coverage

100%

Full fibre

87%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed458 Mbps
Median download432 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: 15.1 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 70%
Less green space than 91% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 2.6 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

BRUNSWICK SURGERY

EWELL ROAD, KT6 6EZ

15 min walk

89%

Recommend GP

89%

Overall GP experience

0

GPs within 1km

10

Dentists within 1km

2

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

25

Parks (1km)

5

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

5

Sports (1km)

3

Convenience

Nearest supermarketAldi · 978 m
1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

2

Libraries (1km)

2

Cinemas (2km)

993m

Post office

Nearby shops

Lallapalosa204 m
Ridley's Superfood220 m
Londis250 m
Premier Express371 m

Nearby cafes

Avocadium234 m
Italian Taste305 m
Brunch Cafe369 m
The Chip Club413 m

Nearby restaurants

Subway275 m
Tasty Bite281 m
Afghan Taste293 m
Wan's301 m

Nearby pubs

The Spring Grove207 m
Waggon & Horses280 m
The Duke of Buckingham360 m
The Cocoanut608 m

Nearby gyms

Fitness Centre264 m
Motion Training CrossFit828 m
Opening 2027918 m
PureGym949 m

Nearby pharmacies

The Kingston Pharmacy271 m
Hawks Pharmacy879 m
Boots984 m
Newman Pharmacy1.2 km

Nearby health

AURA Centre of Dental Excellence & Facial Aesthetics621 m
Bupa Dental Care895 m
Smartdontics910 m
Maple Dental Practice955 m
Food hygiene (5-star)74% of 61

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
95

High street

E

High street health

Registered businesses

EVOLVING MINDSCAPE LTD
HUBINVEST LTD.
JOY TD LTD
OKA GROUP LTD
SARAH TRIST DANCE MANAGEMENT AGENCY LIMITED

+1 more

Investment

Investment grade, yield and market outlook

46

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 score19/100
Right-to-buy sales (5yr)Owner-occupier growth signal95
Sales last 12 months0

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

4/100

Velocity score

Future outlook

58.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,412m
Crossrail 2 route6,889m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,791 nationally

1,983

Est. population

8,447/km²

65%

Employed

58%

Degree educated

£51,700

Median income

2.6%

Claimant rate

Inner cityHigh densityYoung professionals

46

Community stability

Age profile

22%
24%
27%
18%
Under 1822%
18–3424%
35–4927%
50–6418%
65+8%

Tenure

22%
38%
29%
Own outright22%
Own (mortgage)38%
Private rent29%
Social rent11%
Shared ownership0%

Ethnicity

66%
15%
White British66%
White Other15%
Asian7%
Black3%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine11%
No car household27%
Unemployed5%
No qualifications8%

Housing tenure (Census 2021)

Private rent29%
Social rent11%

vs. London

Income vs London+23.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
5
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
23
Local approval rate
61%
Borough approval rate
62%
Opportunity area
No
CIL rate (residential)
£165/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
32
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
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
28, 28, SPRINGFIELD ROAD, KT1 2SA11 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 2TH

Full postcodeKT1 2TH
Postcode districtKT1
BoroughLondon Borough of Kingston upon Thames
WardKingston Town
Latitude51.401485
Longitude-0.300131
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