Norbiton · Kingston upon Thames · Kingston and Surbiton constituency · 51.41097, -0.28899

KT1 3AA— Norbiton, Kingston upon Thames

Location and area intelligence for KT1 3AA, Norbiton, Kingston upon Thames

The overachiever's postcode

 

Schools 100%Safety 75/100Transport 52/100Low yield 2.18%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
63
Safety
75
Schools
95
Transport
52
Environment
59
Investment
50

The bottom line

KT1 3AA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £825,000 median — strong value for Families who can accept its trade-offs.

The catch: 46 min to waterloo — above average for this zone.

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Location

KT1 3AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighRenters
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+58.7% vs London avg
vs London income-2.9% vs London avg
vs London crime-6.0% vs London avg

Deep-dive guides for KT1 3AA

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

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“The overachiever's postcode”

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How KT1 3AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Alexandra Primary School

Outstanding · Inspected Jul 2023 · 9 min walk

KS2: 111.1

★★

Secondary

Tiffin School

Good · Inspected May 2022 · 6 min walk

P8: +0.86A8: 79.2

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 · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

61.0 incidents per 1,000 residents

Better than 53% of London
↑ Rising 290.6%

+4% vs borough

Crime by type

Violence & sexual offences34%
Anti-social behaviour25%
Other24%
Drug offences5%
Theft5%
Vehicle crime5%
Burglary2%
Robbery1%

Stop & search

1.0

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

8

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Surbiton Fire Station · 2.2km

Crime is 6% below 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.

£825,000

Median sale price

Top 25% — 59% above London median

£825,000 is 59% above the London median (£520,000)

+172.7%

This year

Semi-detached

Dominant type

Price history

5-year change
+27.9%
Sales (24 months)5
New build0.0%
Avg detached£998,000
Avg semi-detached£825,000
Avg flat£315,000
Price per m²£7,521/m²
Price per ft²£699/ft²
Avg floor area107 m²

EPC breakdown

C
1%
D
15%
E
9%

Based on 25 properties · Confidence: medium

Street mix

Semi 47%Terraced 5%Detached 31%Flat 18%

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£28,750
First-time buyerFTB
£28,750
Additional propertyBTL/2nd
£53,500

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

20.2×

Price-to-income

£4,127/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£267,500
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)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,878
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.5%

Total change

+608%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.8%

per year

Acceleration

-179.49

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £450k–£500k · 62 sales

Property Type Mix

Total: 62 sales

Detached30.6%
Semi-detached46.8%
Terraced4.8%
Flat/maisonette17.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£126k£135k+6.7%3.5
Post-dot-com plateau2001–2004£140k£336k+139.6%2
Pre-crash peak2005–2007£358k£450k+25.9%4.3
GFC & correction2010–2011£366k£523k+42.8%3
Help-to-Buy recovery2014–2016£731k£549k-24.9%2.5
Brexit uncertainty2017–2017£855k£855k+0%1
Pandemic surge2020–2020£700k£700k+0%1
Rate-rise correction2022–2023£710k£975k+37.3%2
Current market2024–2026£328k£895k+172.7%1.7

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Detached

+0.4% alpha

Weakest performer

Semi-detached

+0.1% alpha

Detached+0.4% α
Local
7.1%
District
6.7%
Semi-detached+0.1% α
Local
7.6%
District
7.5%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Norbiton→ Waterloo· 6 tph
31 min

Nearby stations

NorbitonNational Rail
5 min walk
Dundonald Road Tram StopTram
71 min walk
Wimbledon Underground StationDistrict
73 min walk
Richmond (London) Rail StationSouth Western Railway · Mildmay
73 min walk
Richmond Underground StationDistrict
73 min walk
No bus stops within 400m

35

Walkability score

89

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge56 min ↑
Victoria51 min ↑
Waterloo ★46 min
Canary Wharf66 min ↑
City54 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

11

Car parks (800m)

1

EV chargers (800m)

Nearest car park70m
Santander docks (800m)0
Nearest cycle dock6.1 km

Nearby car parks

🅿️
Norbiton Rail Car Park
379m
🅿️
Cattle Market Car Park
761m

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: 13.9 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Richmond Park SSSI — 3.5 km

Energy

Solar: 855 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): 4

Landslide susceptibility: Medium

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 yield854.6 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CHURCHILL MEDICAL CENTRE

CLIFTON ROAD, KT2 6PG

3 min walk

76%

Recommend GP

76%

Overall GP experience

5

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 617 m
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

13

Restaurants (800m)

2

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

2

Convenience

Nearest supermarketAldi · 855 m
3 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

844m

Post office

Nearby shops

Jeffries181 m
Coombe Express185 m
Sainsbury's Local423 m
BM Convenience Store431 m

Nearby cafes

Sandwich Shop195 m
Nev’s Coffee367 m
Fat Boys636 m
Costa649 m

Nearby restaurants

Kingston Best Kebab & Pizza116 m
Ramos Turkish Restaurant123 m
Lotus House127 m
Fortune Cookie204 m

Nearby pubs

The Bricklayers Arms280 m
The Norbiton306 m
The Black Horse309 m
The Bull & Bush315 m

Nearby gyms

Sports Centre extension317 m
Tiffin Sports Centre328 m
Opening 2027724 m
Kingsmeadow Fitness & Athletics Centre743 m

Nearby pharmacies

Hawks Pharmacy436 m

Nearby health

SEON Vision195 m
Churchill Medical Centre278 m
Kingston Satellite Dialysis Unit322 m
Brunswick Rooms368 m
Food hygiene (5-star)50% of 93

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

MOMANTAI LIMITED

Investment

Investment grade, yield and market outlook

50

Investment score

Moderate

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

Low gross yield (2.2%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,500London avg: £1,950/mo
Gross yield
2.2% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score17/100
Right-to-buy sales (5yr)Owner-occupier growth signal95
Sales last 12 months2

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

50

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,161m
Crossrail 2 route5,865m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,471 nationally

2,050

Est. population

11,915/km²

63%

Employed

53%

Degree educated

£40,800

Median income

4.5%

Claimant rate

Urban coreHigh densityRenters

33

Community stability

Age profile

23%
31%
25%
Under 1823%
18–3431%
35–4925%
50–6411%
65+10%

Tenure

17%
22%
45%
14%
Own outright17%
Own (mortgage)22%
Private rent45%
Social rent14%
Shared ownership2%
Rent free0%

Ethnicity

45%
21%
17%
White British45%
White Other21%
Asian17%
Black4%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine14%
No car household48%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent45%
Social rent14%

vs. London

Income vs London-2.9%
Price vs London+58.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
39
Local approval rate
74%
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)
19
Largest scheme
212 homes · FORMER VINE PRODUCTS, 14-16, FORMER VINE PRODUCTS, 14-16, VILLIERS ROAD, KT1
Pipeline pressure
NONE

Named schemes (500m)

2-16, 2-16, COOMBE ROAD, LONDON ROAD (144), KT283 homes
completed
158-178, 158-178, London Road, Kingston upon Thames, KT2 6QW52 homes
completed
Former Ely Court Site, PHASE 1, Former Ely Court Site, PHASE 1, Willingham Way, Kingston Upon Thames, KT1 3JA27 homes
completed
15 (Kingstons House), 15 (Kingstons House), Coombe Road, KT2 7AB19 homes
completed
AYLIFFE CLOSE, AYLIFFE CLOSE, CAMBRIDGE ROAD, KT116 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
16.3%
Election year
2026
MP
Ed Davey (Liberal Democrat)
MP majority
17,235
Constituency
Kingston and Surbiton

Councillors

Emily DaveyLib Dems
Olly WehringLib Dems
Sam Foulder-HughesLib Dems

Stamp Duty & Affordability Calculator

Stamp duty on median price (£825,000)

£28,750

Standard buyer

£28,750

First-time buyer

Affordability check — your annual salary

£

Deposit

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

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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 3AA

Full postcodeKT1 3AA
Postcode districtKT1
BoroughLondon Borough of Kingston upon Thames
WardNorbiton
Latitude51.410972
Longitude-0.288995
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