Norbiton · Kingston upon Thames · Kingston and Surbiton constituency · 51.40746, -0.28639

KT1 3HL— Norbiton, Kingston upon Thames

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

 

Schools 100%Safety 74/100Transport 30/100Yield 3.64%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
55
Safety
74
Schools
90
Transport
30
Environment
61
Investment
45

The bottom line

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

The catch: 55 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

KT1 3HL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-2.9% vs London avg
vs London crime+1.0% vs London avg

Deep-dive guides for KT1 3HL

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

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Postcode Personality

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How KT1 3HL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Joseph's Catholic Primary School

Not yet inspected · 8 min walk

KS2: 109.4

★★

Secondary

Tiffin School

Good · Inspected May 2022 · 10 min walk

P8: +0.86A8: 79.2

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

65.5 incidents per 1,000 residents

Better than 50% of London
↑ Rising 226.3%

+12% vs borough

Crime by type

Violence & sexual offences33%
Anti-social behaviour24%
Other21%
Vehicle crime15%
Burglary5%
Drug offences2%
Robbery1%
Theft0%

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 · 1.9km

Crime is +1% above London average

Property

Prices, sales volume and market trends

Avg floor area89.4 m²

EPC breakdown

C
6%
D
1%
E
2%

Based on 9 properties · Confidence: low

Street mix

Terraced 100%

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£223,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,643
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2021 · CAGR

+7.1%

Total change

+356%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.1%

per year

Acceleration

-50.90

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 8 sales

Property Type Mix

Total: 8 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£90k£90k+0%1
Post-dot-com plateau2003–2004£178k£220k+23.6%1
Pre-crash peak2005–2005£217k£217k+0%1
GFC & correction2008–2011£273k£250k-8.4%1
Pandemic surge2020–2021£390k£410k+5.1%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

NorbitonNational Rail
7 min walk
Dundonald Road Tram StopTram
70 min walk
Wimbledon Underground StationDistrict
72 min walk
Wimbledon Tram StopTram
73 min walk
Merton Park Tram StopTram
75 min walk
No bus stops within 400m

26

Walkability score

81

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria61 min ↑
Waterloo ★55 min
Canary Wharf74 min ↑
City64 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

8

Car parks (800m)

1

EV chargers (800m)

Nearest car park321m
Santander docks (800m)0
Nearest cycle dock6.1 km

Nearby car parks

🅿️
Norbiton Rail Car Park
593m

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: 14.0 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 13%
Above average green space

Nearest SSSI: Richmond Park SSSI — 3.9 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

SELDOC HEALTHCARE

HANOVER HOUSE, 76 COOMBE ROAD, KT2 7AZ

7 min walk

3

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 860 m
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

13

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketAldi · 1.1 km
1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

1.2km

Post office

Nearby shops

Spar283 m
BM Convenience Store483 m
Coombe Express546 m
Jeffries546 m

Nearby cafes

Fat Boys265 m
Sandwich Shop546 m
Nev’s Coffee576 m
The Chip Club764 m

Nearby restaurants

Charcoal Grill119 m
Kingston Best Kebab & Pizza337 m
Lotus House377 m
Ramos Turkish Restaurant509 m

Nearby pubs

The Bull & Bush239 m
The Bricklayers Arms425 m
The Black Horse674 m
The Norbiton719 m

Nearby gyms

Kingsmeadow Fitness & Athletics Centre316 m
Sports Centre extension643 m
Tiffin Sports Centre663 m
Pilates in Surbiton1.1 km

Nearby pharmacies

Hawks Pharmacy487 m

Nearby health

Kingston Smile Studio159 m
SNS Dental Practice352 m
SEON Vision514 m
Hanover House607 m
Food hygiene (5-star)53% of 81

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
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

ESHER CARS LIMITED
ESSAROCK LTD.
ORANGE GORILLA LTD
STATIC AUTOS LIMITED

Investment

Investment grade, yield and market outlook

45

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 score15/100
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

16.3

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,248m
Crossrail 2 route5,780m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,772 nationally

1,892

Est. population

30,000/km²

45%

Employed

31%

Degree educated

£40,800

Median income

5.9%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

38

Community stability

Age profile

32%
28%
19%
14%
Under 1832%
18–3428%
35–4919%
50–6414%
65+8%

Tenure

14%
72%
Own outright7%
Own (mortgage)6%
Private rent14%
Social rent72%
Shared ownership0%
Rent free1%

Ethnicity

36%
27%
White British36%
White Other10%
Asian27%
Black11%
Mixed6%
Other10%

Employment & lifestyle

Managerial / professional16%
Routine / semi-routine25%
No car household51%
Unemployed9%
No qualifications22%

Housing tenure (Census 2021)

Social rent72%
Private rent14%

vs. London

Income vs London-2.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
32
Local approval rate
72%
Borough approval rate
62%
Historic landfill (400m)
1
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)
42
Largest scheme
83 homes · 2-16, 2-16, COOMBE ROAD, LONDON ROAD (144), KT2
Pipeline pressure
NONE

Named schemes (500m)

Land at 2, Land at 2, Hampden Road, KT1 3HH31 homes
completed
Former Ely Court Site, PHASE 1, Former Ely Court Site, PHASE 1, Willingham Way, Kingston Upon Thames, KT1 3JA27 homes
completed
FORMER ROYAL WINDSOR LAUNDRY, 147, FORMER ROYAL WINDSOR LAUNDRY, 147, BONNER HILL ROAD, KT1 3HE24 homes
completed
Land To Rear Of 204-210C Cambridge Road Kingston Upon Thames KT1 3LU, 204, Cambridge Road, KT1 3LU18 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

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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 3HL

Full postcodeKT1 3HL
Postcode districtKT1
BoroughLondon Borough of Kingston upon Thames
WardNorbiton
Latitude51.407463
Longitude-0.286394
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