Canbury Gardens · Kingston upon Thames · Richmond Park constituency · 51.41823, -0.30401

KT2 5AR— Canbury Gardens, Kingston upon Thames

Location and area intelligence for KT2 5AR, Canbury Gardens, Kingston upon Thames

The family fortress

 

Bottom 25% LondonSchools 100%Safety 78/100Transport 32/100Yield 3.91%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
71
Safety
78
Schools
100
Transport
32
Environment
65
Investment
51

The bottom line

KT2 5AR 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 catch: 50 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how KT2 5AR scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how KT2 5AR meets your needs.

Location

KT2 5AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.9% vs London avg
vs London crime-34.0% vs London avg

Deep-dive guides for KT2 5AR

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare KT2 5AR with:

Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing

“The family fortress”

Share:WhatsAppShare on X

How KT2 5AR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Fern Hill Primary School

Outstanding · Inspected Dec 2023 · 7 min walk

KS2: 108.0

—

Secondary

The Kingston Academy

Not yet inspected · 8 min walk

P8: +1.16A8: 62.1

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 40 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

43.1 incidents per 1,000 residents

Better than 68% of London
↑ Rising 329.4%

from a low base — still below London average

-27% vs borough

Crime by type

Anti-social behaviour34%
Violence & sexual offences21%
Other19%
Drug offences11%
Vehicle crime10%
Robbery3%
Burglary3%
Theft0%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Kingston Fire Station · 1.3km

Crime is 34% below London average

Property

Prices, sales volume and market trends

Avg floor area95.7 m²

EPC breakdown

D
1%
E
2%

Based on 3 properties · Confidence: low

Street mix

Detached 50%Flat 50%

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 yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£239,250
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,583
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2004 · CAGR

+24.6%

Total change

+624%

Market Activity

Price Velocity & Acceleration

Current Velocity

+47.6%

per year

Acceleration

-117.72

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £300k–£350k · 6 sales

Property Type Mix

Total: 6 sales

Detached50%
Flat/maisonette50%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£69k£127k+84.9%1
Post-dot-com plateau2003–2004£337k£498k+47.6%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
8 min walk
Richmond (London) Rail StationSouth Western Railway · Mildmay
62 min walk
Richmond Underground StationDistrict
63 min walk
Kew Gardens Underground StationDistrict
83 min walk
Kew Gardens Rail StationMildmay
83 min walk
No bus stops within 400m

31

Walkability score

49

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge59 min ↑
Victoria55 min ↑
Waterloo ★50 min
Canary Wharf69 min ↑
City59 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)

1

Fast chargers (800m)

Nearest car park300m
Santander docks (800m)0
Nearest cycle dock6.8 km

Nearby car parks

🅿️
Seven Kings Car Park
415m
🅿️
Canbury Place Car Park· yes
511m
🅿️
Thames Side· yes
593m
🅿️
Car Park A· yes
624m

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: 14.1 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 70%
More green space than 85% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 2.3 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): 5

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 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

KINGSTON HEALTH CENTRE

10 SKERNE ROAD, KT2 5AD

6 min walk

84%

Recommend GP

84%

Overall GP experience

6

GPs within 1km

10

Dentists within 1km

1

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

60

Parks (1km)

20

Restaurants (800m)

6

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

17

Sports (1km)

1

Convenience

Nearest supermarketLongdan · 691 m
6 tennis courts2 swimming pools5 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

370m

Post office

Nearby shops

Bevan's Butchers183 m
Co-op (small)583 m
Kingston Food Centre610 m
Sainsbury's Local651 m

Nearby cafes

Canbury Secret235 m
139 Coffee388 m
Boho504 m
Take a Sip609 m

Nearby restaurants

Fireaway402 m
Fish Bar - Kingston486 m
Pizza Hut Delivery505 m
Obon Sushi516 m

Nearby pubs

Boaters Inn127 m
The Queens Head187 m
The Oak284 m
The Grey Horse496 m

Nearby gyms

The Albany Boathouse283 m
Nuffield Health Fitness & Wellbeing305 m
Albany Park Canoe & Sailing Centre485 m
Leander (Kingston) Sea Scout Group503 m

Nearby pharmacies

Boots942 m

Nearby health

Kingston Health Centre476 m
Kingston Dental Clinic703 m
Kingston Dental Office779 m
Thames Street Dental843 m
Food hygiene (5-star)75% of 110

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

51

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score23/100
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

42.1

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,585m
Crossrail 2 route6,804m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,709 nationally

1,693

Est. population

9,737/km²

60%

Employed

67%

Degree educated

£47,000

Median income

2.8%

Claimant rate

SuburbanHigh densityOwner occupiers / families

51

Community stability

Age profile

24%
25%
20%
18%
Under 1824%
18–3413%
35–4925%
50–6420%
65+18%

Tenure

38%
31%
24%
Own outright38%
Own (mortgage)31%
Private rent24%
Social rent7%
Shared ownership1%
Rent free0%

Ethnicity

62%
16%
White British62%
White Other16%
Asian12%
Black1%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine7%
No car household24%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent24%
Social rent7%

vs. London

Income vs London+11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
6
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
29
Planning apps (3 years)
3
Local approval rate
66%
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)
1
Largest scheme
448 homes · ROCKWARE PLASTICS SITE & RAILTRACK LAND, ROCKWARE PLASTICS SITE & RAILTRACK LAND, SKERNE ROAD, KT2 5AE
Pipeline pressure
NONE

Named schemes (500m)

ROCKWARE PLASTICS SITE & RAILTRACK LAND, ROCKWARE PLASTICS SITE & RAILTRACK LAND, SKERNE ROAD, KT2 5AE448 homes
completed
GAS HOLDER SITE, GAS HOLDER SITE, KINGSGATE ROAD, KT2 5BP315 homes
completed
KINGSTON POWER STATION, KINGSTON POWER STATION, SKERNE ROAD, KT2177 homes
completed
FORMER BRITISH GAS SITE, FORMER BRITISH GAS SITE, RICHMOND ROAD, KT2155 homes
completed
12, 12, Skerne Road, Kingston upon Thames, KT2 5AD124 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
25.8%
Election year
2026
MP
Sarah Olney (Liberal Democrat)
MP majority
17,155
Constituency
Richmond Park

Councillors

Peter Christopher HigginsLib Dems
Nicolai Due-GundersenLib Dems

Live in KT2 5AR? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for KT2 5AR.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Kingston upon Thames with nearby boroughs:

Kingston upon Thames vs MertonKingston upon Thames vs Richmond Upon ThamesKingston upon Thames vs Sutton

Similar postcodes

Frequently asked questions

📍 Track KT2 5AR

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for KT2 5AR

Full postcodeKT2 5AR
Postcode districtKT2
BoroughLondon Borough of Kingston upon Thames
WardCanbury Gardens
Latitude51.418231
Longitude-0.304011
Parliamentary constituencyRichmond Park
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