Kingston Town · Kingston upon Thames · Kingston and Surbiton constituency · 51.40250, -0.29483

KT1 3BB— Kingston Town, Kingston upon Thames

Location and area intelligence for KT1 3BB, Kingston Town, Kingston upon Thames

Strong, well-rated schools nearby

 

Schools 100%Safety 78/100Transport 25/100Yield 3.64%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
60
Safety
78
Schools
60
Transport
25
Environment
58
Investment
50

The bottom line

KT1 3BB 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 11 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

KT1 3BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
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 3BB

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How KT1 3BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

King Athelstan Primary School

Not yet inspected · 4 min walk

KS2: 104.6

—

Secondary

The Hollyfield School and Sixth Form Centre

Not yet inspected · 9 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 · 17 min walk

3 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Surbiton Fire Station · 1.2km

Crime is 26% below London average

Property

Prices, sales volume and market trends

Avg floor area75.6 m²

EPC breakdown

C
2%
D
7%
E
11%

Based on 20 properties · Confidence: medium

Street mix

Semi 66%Terraced 28%Flat 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

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£189,000
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 DAnnual charge £2,113
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+6.4%

Total change

+466%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.2%

per year

Acceleration

+1.63

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £500k–£600k · 50 sales

Property Type Mix

Total: 50 sales

Semi-detached66%
Terraced28%
Flat/maisonette6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£85k£168k+98%2
Post-dot-com plateau2001–2003£196k£244k+24.9%2.7
Pre-crash peak2005–2007£248k£315k+27.3%2.3
GFC & correction2008–2011£340k£313k-8.1%1.8
Help-to-Buy recovery2014–2016£470k£525k+11.7%1.7
Brexit uncertainty2017–2017£493k£493k+0%2
Pandemic surge2020–2021£595k£607k+2%2
Rate-rise correction2022–2023£535k£481k-10.2%2.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+4% alpha

Weakest performer

Semi-detached

+0.2% alpha

Terraced+4% α
Local
17.4%
District
13.4%
Semi-detached+0.2% α
Local
6.8%
District
6.6%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing1
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Kingston→ Waterloo· 6 tph
33 min

Nearby stations

KingstonNational Rail
15 min walk
Dundonald Road Tram StopTram
79 min walk
Wimbledon Underground StationDistrict
81 min walk
Wimbledon Tram StopTram
82 min walk
Merton Park Tram StopTram
83 min walk
No bus stops within 400m

25

Walkability score

94

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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park127m
Santander docks (800m)0
Nearest cycle dock6.8 km

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: 14.8 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 46%
Less green space than 79% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 2.9 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): 3

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

CANBURY & BERRYLANDS SURGERY

1 ELM ROAD, KT2 6HR

17 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

1

Convenience

No restaurants within 800m — nearest: Subway (659 m)

Nearest supermarketAldi · 970 m
3 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)

1.3km

Post office

Nearby shops

Premier Express154 m
Ridley's Superfood366 m
Lallapalosa373 m
Londis634 m

Nearby cafes

The Chip Club52 m
Brunch Cafe163 m
Avocadium620 m
Italian Taste681 m

Nearby restaurants

Subway659 m
Tasty Bite663 m
Afghan Taste672 m
Wan's678 m

Nearby pubs

The Duke of Buckingham66 m
The Spring Grove336 m
The Cocoanut545 m
Waggon & Horses617 m

Nearby gyms

Fitness Centre548 m
Opening 2027858 m
PureGym939 m
Motion Training CrossFit943 m

Nearby pharmacies

Hawks Pharmacy635 m
The Kingston Pharmacy651 m

Nearby health

AURA Centre of Dental Excellence & Facial Aesthetics760 m
SEON Vision931 m
Bupa Dental Care950 m
Jiva Dental985 m
Food hygiene (5-star)74% of 31

Business

Local businesses registered here

Active businesses
4
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

HR HEATING & PLUMBING LTD
JOAO LOGISTICS LTD
RICHARD SNELGROVE UK LIMITED
SANTINI CLEANING LTD

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.

Avg monthly rent
£1,500London avg: £1,950/mo
Gross yield
3.6% (average)London avg: 3.8%Above average yield
Gentrification score18/100
Right-to-buy sales (5yr)Owner-occupier growth signal95

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Future outlook

33.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,050m
Crossrail 2 route6,503m

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

SuburbanHigh densityEstablished mixed

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)
2
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
20
Local approval rate
50%
Borough approval rate
62%
Opportunity area
No
CIL rate (residential)
£165/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
11

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
20
Largest scheme
212 homes · FORMER VINE PRODUCTS, 14-16, FORMER VINE PRODUCTS, 14-16, VILLIERS ROAD, KT1
Pipeline pressure
NONE

Named schemes (500m)

FORMER VINE PRODUCTS, 14-16, FORMER VINE PRODUCTS, 14-16, VILLIERS ROAD, KT1212 homes
completed
Former Dairy Crest Milk Depot, Former Dairy Crest Milk Depot, Lower Marsh Lane, KT1 3BJ49 homes
completed
ADJACENT TO, 1, ADJACENT TO, 1, LOWER MARSH LANE, KT119 homes
completed
54-58, 54-58, MILL PLACE, KT1 2RL11 homes
completed
42-44, 42-44, Villiers Road, KT1 3AR7 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 3BB

Full postcodeKT1 3BB
Postcode districtKT1
BoroughLondon Borough of Kingston upon Thames
WardKingston Town
Latitude51.402505
Longitude-0.294831
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