Norbiton · Kingston upon Thames · Kingston and Surbiton constituency · 51.41118, -0.28277

KT1 3PL— Norbiton, Kingston upon Thames

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

The practical family move

 

Schools 100%Safety 78/100Transport 50/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Strong, well-rated schools set this area apart

Liveability
64
Safety
78
Schools
90
Transport
50
Environment
56
Investment
45

The bottom line

KT1 3PL 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: 46 min to waterloo — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

KT1 3PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-2.9% vs London avg
vs London crime-36.0% vs London avg

Deep-dive guides for KT1 3PL

🛡️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 3PL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Paul's CofE Primary School, Kingston Hill

Not yet inspected · 9 min walk

KS2: 107.9

★★

Secondary

Tiffin School

Good · Inspected May 2022 · 11 min walk

P8: +0.86A8: 79.2

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.3 incidents per 1,000 residents

Better than 70% of London
↑ Rising 466.7%

from a low base — still below London average

-30% vs borough

Crime by type

Other32%
Violence & sexual offences25%
Anti-social behaviour22%
Vehicle crime7%
Burglary6%
Drug offences4%
Robbery4%
Theft1%

Stop & search

1.5

per 1,000 residents

→ Stable

trend

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 · 2.4km

Crime is 36% 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£5,778/m²
Price per ft²£537/ft²
Avg floor area115.1 m²

EPC breakdown

B
3%
C
11%
D
10%
E
8%
G
1%

Based on 33 properties · Confidence: high

Street mix

Semi 37%Terraced 16%Detached 6%Flat 37%Other 3%

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 yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£287,750
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)
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

1995–2025 · CAGR

+7.5%

Total change

+772%

Market Activity

Price Velocity & Acceleration

Current Velocity

+30.0%

per year

Acceleration

-3.33

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 65 sales

Property Type Mix

Total: 65 sales

Detached6.2%
Semi-detached38.5%
Terraced16.9%
Flat/maisonette38.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£75k£155k+107.4%2.6
Post-dot-com plateau2001–2004£180k£215k+19.5%1.8
Pre-crash peak2005–2007£345k£435k+26.1%2
GFC & correction2008–2012£298k£235k-21%1.5
Help-to-Buy recovery2013–2016£625k£650k+4%3.8
Brexit uncertainty2017–2019£418k£474k+13.3%2.3
Pandemic surge2020–2021£880k£673k-23.5%4
Rate-rise correction2022–2023£375k£500k+33.3%1
Current market2025–2025£650k£650k+0%1

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+6.3% alpha

Weakest performer

Flat/maisonette

-0.1% alpha

Terraced+6.3% α
Local
14.8%
District
8.5%
Semi-detached+1.6% α
Local
8.7%
District
7.1%
Flat/maisonette-0.1% α
Local
4.9%
District
5%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

NorbitonNational Rail
2 min walk
Dundonald Road Tram StopTram
66 min walk
Wimbledon Underground StationDistrict
68 min walk
Wimbledon Tram StopTram
68 min walk
Merton Park Tram StopTram
71 min walk
No bus stops within 400m

21

Walkability score

42

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

10

Car parks (800m)

1

EV chargers (800m)

Nearest car park189m
Santander docks (800m)0
Nearest cycle dock5.7 km

Nearby car parks

🅿️
Norbiton Rail Car Park
189m

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed490 Mbps
Median download446 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: 13.5 km away✗ Not Green Belt✗ Not AONB0% green spaceTree canopy: 28%
Less green space than 98% of London

Nearest SSSI: Richmond Park SSSI — 3.4 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

SELDOC HEALTHCARE

HANOVER HOUSE, 76 COOMBE ROAD, KT2 7AZ

2 min walk

4

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 406 m
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

10

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

18

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Black Horse (401 m)

Nearest supermarketAldi · 1.3 km
8 tennis courts6 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

927m

Post office

Nearby shops

Sainsbury's Local154 m
Coombe Express350 m
Jeffries353 m
Spar498 m

Nearby cafes

Nev’s Coffee179 m
Sandwich Shop336 m
Costa381 m
Fat Boys485 m

Nearby restaurants

Momtaz298 m
Fish! Kitchen316 m
Sultan's Shawarma324 m
Fortune Cookie327 m

Nearby pubs

The Black Horse401 m
The Norbiton517 m
The Albert571 m
The Bull & Bush583 m

Nearby gyms

Coombe Wood Lawn Tennis Club582 m
Kingsmeadow Fitness & Athletics Centre676 m
Sports Centre extension750 m
Tiffin Sports Centre759 m

Nearby pharmacies

Hawks Pharmacy808 m

Nearby health

Hanover House163 m
Kingston Smile Studio361 m
Kingston Satellite Dialysis Unit397 m
Kingston Hospital416 m
Food hygiene (5-star)57% of 72

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
95

High street

A

High street health

Registered businesses

51 HOMERSHAM ROAD LIMITED
DIVERSE VIDEO LIMITED
FODEN BELL LIMITED
FOURMATION DESIGN CONSULTANTS LIMITED
MEATBALL LIMITED

+4 more

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 score18/100
Right-to-buy sales (5yr)Owner-occupier growth signal95
Sales last 12 months1

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

8/100

Velocity score

Future outlook

47.6

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,799m
Crossrail 2 route5,437m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,538 nationally

2,058

Est. population

12,298/km²

59%

Employed

55%

Degree educated

£40,800

Median income

4.2%

Claimant rate

Inner cityHigh densityEstablished mixed

48

Community stability

Age profile

26%
23%
21%
16%
Under 1826%
18–3423%
35–4921%
50–6416%
65+12%

Tenure

26%
32%
22%
19%
Own outright26%
Own (mortgage)32%
Private rent22%
Social rent19%
Shared ownership1%
Rent free1%

Ethnicity

52%
15%
16%
White British52%
White Other15%
Asian16%
Black5%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine13%
No car household34%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent22%
Social rent19%

vs. London

Income vs London-2.9%

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)
36
Local approval rate
75%
Borough approval rate
62%
Opportunity area
No
CIL rate (residential)
£165/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
43
Largest scheme
83 homes · 2-16, 2-16, COOMBE ROAD, LONDON ROAD (144), KT2
Pipeline pressure
NONE

Named schemes (500m)

ROYAL EYE HOSPITAL, ROYAL EYE HOSPITAL, COOMBE ROAD, KT254 homes
completed
Land at 2, Land at 2, Hampden Road, KT1 3HH31 homes
completed
2-6, 2-6, GLOUCESTER ROAD, KT1 3SJ29 homes
completed
KINGSTON HOSPITAL, KINGSTON HOSPITAL, GALSWORTHY ROAD, KT227 homes
completed
1-35, 1-35, Waters Square, KT1 3LD20 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 3PL

Full postcodeKT1 3PL
Postcode districtKT1
BoroughLondon Borough of Kingston upon Thames
WardNorbiton
Latitude51.411178
Longitude-0.282775
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