Canbury Gardens · Kingston upon Thames · Richmond Park constituency · 51.41968, -0.30347

KT2 5AZ— Canbury Gardens, Kingston upon Thames

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

The family fortress

 

Schools 100%Safety 78/100Transport 30/100Yield 3.91%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
66
Safety
78
Schools
100
Transport
30
Environment
65
Investment
51

The bottom line

KT2 5AZ 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: 50 min to waterloo — above average for this zone and 7 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

KT2 5AZ

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 5AZ

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How KT2 5AZ 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 · 5 min walk

KS2: 108.0

—

Secondary

The Kingston Academy

Not yet inspected · 6 min walk

P8: +1.16A8: 62.1

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 42 min walk

6 primaries · 3 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kingston Fire Station · 1.1km

Crime is 34% below London average

Property

Prices, sales volume and market trends

Avg floor area172.8 m²

EPC breakdown

C
2%
E
1%
F
1%

Based on 4 properties · Confidence: low

Street mix

Detached 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 yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£432,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

2000–2017 · CAGR

+8.2%

Total change

+284%

Market Activity

Price Velocity & Acceleration

Current Velocity

+66.2%

per year

Acceleration

+34.91

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £700k+ · 7 sales

Property Type Mix

Total: 7 sales

Detached100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£441k£441k+0%2
Post-dot-com plateau2001–2002£500k£630k+26%1
GFC & correction2011–2011£777k£777k+0%1
Help-to-Buy recovery2015–2015£1.02m£1.02m+0%1
Brexit uncertainty2017–2017£1.70m£1.70m+0%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
10 min walk
Richmond (London) Rail StationSouth Western Railway · Mildmay
60 min walk
Richmond Underground StationDistrict
61 min walk
Kew Gardens Underground StationDistrict
81 min walk
Kew Gardens Rail StationMildmay
81 min walk
No bus stops within 400m

25

Walkability score

42

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 park450m
Santander docks (800m)0
Nearest cycle dock6.7 km

Nearby car parks

🅿️
Seven Kings Car Park
580m
🅿️
Canbury Place Car Park· yes
658m
🅿️
Thames Side· yes
755m
🅿️
Car Park A· yes
789m

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 AONB29% green spaceTree canopy: 58%
More green space than 84% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 2.4 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

ST ALBANS MEDICAL CENTRE

212 RICHMOND ROAD, KT2 5HF

3 min walk

90%

Recommend GP

90%

Overall GP experience

6

GPs within 1km

6

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

62

Parks (1km)

6

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

15

Sports (1km)

1

Convenience

Nearest supermarketLongdan · 857 m
6 tennis courts2 swimming pools5 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

497m

Post office

Nearby shops

Bevan's Butchers218 m
Co-op (small)546 m
Kingston Food Centre752 m
Sainsbury's Local800 m

Nearby cafes

Canbury Secret383 m
Boho478 m
139 Coffee536 m
Take a Sip758 m

Nearby restaurants

Fish Bar - Kingston463 m
Fireaway535 m
Pizza Hut Delivery642 m
Obon Sushi650 m

Nearby pubs

The Queens Head191 m
Boaters Inn196 m
The Oak400 m
The Grey Horse629 m

Nearby gyms

The Albany Boathouse146 m
Albany Park Canoe & Sailing Centre340 m
Leander (Kingston) Sea Scout Group361 m
Nuffield Health Fitness & Wellbeing461 m

Nearby pharmacies

Boots1.1 km

Nearby health

Kingston Health Centre641 m
Kingston Dental Clinic855 m
Kingston Dental Office886 m
Thames Street Dental1.0 km
Food hygiene (5-star)84% of 45

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 score21/100
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

39.3

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,469m
Crossrail 2 route6,760m

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)
4
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
6
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
2
Local approval rate
68%
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)
7

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)

FORMER BRITISH GAS SITE, FORMER BRITISH GAS SITE, RICHMOND ROAD, KT2155 homes
completed
KINGSTONIAN FOOTBALL CLUB, KINGSTONIAN FOOTBALL CLUB, RICHMOND ROAD, KT279 homes
completed
215, 215, Richmond Road, 1-12 Turret House and 38 Albany Park Road, Kingston upon Thames, KT2 5DD61 homes
completed
149-159, 149-159, RICHMOND ROAD, KT2 5DA24 homes
completed
149-159, 149-159, Richmond Road, Kingston upon Thames, KT2 5DA24 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

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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 KT2 5AZ

Full postcodeKT2 5AZ
Postcode districtKT2
BoroughLondon Borough of Kingston upon Thames
WardCanbury Gardens
Latitude51.419680
Longitude-0.303469
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