Canbury Gardens · Kingston upon Thames · Richmond Park constituency · 51.42460, -0.30523

KT2 5BE— Canbury Gardens, Kingston upon Thames

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

The family fortress

 

Schools 100%Safety 82/100Transport 19/100Yield 3.91%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
62
Safety
82
Schools
100
Transport
19
Environment
67
Investment
48

The bottom line

KT2 5BE 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: 58 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 5BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+27.6% vs London avg
vs London crime-63.0% vs London avg

Deep-dive guides for KT2 5BE

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How KT2 5BE 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 · 3 min walk

KS2: 108.0

★★★

Secondary

The Tiffin Girls' School

Outstanding · Inspected Oct 2021 · 2 min walk

P8: +1.06A8: 84.8

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 49 min walk

5 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

24.3 incidents per 1,000 residents

Better than 83% of London
↑ Rising 288.9%

from a low base — still below London average

-59% vs borough

Crime by type

Other29%
Violence & sexual offences29%
Anti-social behaviour17%
Vehicle crime11%
Theft9%
Drug offences3%
Robbery3%
Burglary0%

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kingston Fire Station · 545m

Crime is 63% below London average

Property

Prices, sales volume and market trends

Avg floor area132.4 m²

EPC breakdown

C
1%
D
11%
E
4%
F
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 79%Terraced 8%Detached 13%

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£331,000
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £3,052
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2023 · CAGR

+9.6%

Total change

+879%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.6%

per year

Acceleration

+4.05

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £600k–£700k · 24 sales

Property Type Mix

Total: 24 sales

Detached12.5%
Semi-detached79.2%
Terraced8.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£170k£420k+147.1%1.5
Post-dot-com plateau2001–2004£330k£485k+47%1.3
Pre-crash peak2006–2007£464k£713k+53.5%2
GFC & correction2010–2010£710k£710k+0%1
Help-to-Buy recovery2013–2016£677k£850k+25.6%1
Brexit uncertainty2018–2018£937k£937k+0%2
Pandemic surge2020–2021£1.03m£1.18m+14.3%2.5
Rate-rise correction2022–2023£1.38m£1.67m+20.7%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.9% alpha

Semi-detached-0.9% α
Local
5.3%
District
6.2%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
Hampton Wick→ Waterloo· 6 tph
37 min

Nearby stations

Hampton WickNational Rail
15 min walk
Richmond (London) Rail StationMildmay · South Western Railway
54 min walk
Richmond Underground StationDistrict
54 min walk
Kew Gardens Underground StationDistrict
75 min walk
Kew Gardens Rail StationMildmay
75 min walk
No bus stops within 400m

18

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria65 min ↑
Waterloo ★58 min
Canary Wharf78 min ↑
City65 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park313m
Santander docks (800m)0
Nearest cycle dock6.6 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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 83% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.7 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 19%
More green space than 91% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 2.5 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): 7

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

4 min walk

90%

Recommend GP

90%

Overall GP experience

1

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCassel Hospital · 909 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

56

Parks (1km)

3

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

16

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Cardinal (533 m)

Nearest supermarketLongdan · 1.4 km
8 tennis courts2 swimming pools6 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

517m

Post office

Nearby shops

Better Price Kingston517 m
Bevan's Butchers758 m

Nearby cafes

Cafe393 m
The Bistro686 m
Costa694 m
L’Amandine752 m

Nearby restaurants

Peppe Restaurant531 m
Saqui724 m
Greggs725 m
Great Fish & Chips747 m

Nearby pubs

The Cardinal533 m
Boaters Inn665 m
The Queens Head723 m
Hand & Flower860 m

Nearby gyms

Leander (Kingston) Sea Scout Group219 m
Albany Park Canoe & Sailing Centre231 m
Teddington Watersports Centre: Island site234 m
Teddington Watersports Centre: Mainland site274 m

Nearby health

Ham Dental Practice724 m
Cassel Hospital909 m
Kingston Health Centre1.2 km
Food hygiene (5-star)68% of 34

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
95

High street

E

High street health

Registered businesses

ESSER ASSOCIATES LIMITED
ESSER PROPERTY SERVICES LIMITED
GROSVENOR GAMES LIMITED
KARYN GEORGES LTD
KINGSTON CONSULTING SERVICES LIMITED

Investment

Investment grade, yield and market outlook

48

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

38

Price growth score

D
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,300m
Crossrail 2 route6,890m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,607 nationally

1,441

Est. population

5,142/km²

64%

Employed

64%

Degree educated

£53,600

Median income

1.4%

Claimant rate

SuburbanMedium densityOwner occupiers / families

58

Community stability

Age profile

26%
22%
26%
16%
Under 1826%
18–3411%
35–4922%
50–6426%
65+16%

Tenure

42%
37%
Own outright43%
Own (mortgage)37%
Private rent13%
Social rent7%
Shared ownership1%
Rent free0%

Ethnicity

66%
15%
White British66%
White Other16%
Asian11%
Black1%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine7%
No car household17%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent13%
Social rent7%

vs. London

Income vs London+27.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
11
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
10
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
2
Local approval rate
77%
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)
3
Largest scheme
116 homes · BRITISH AEROSPACE, BRITISH AEROSPACE, RICHMOND ROAD, KT2 5QS
Pipeline pressure
NONE

Named schemes (500m)

215, 215, Richmond Road, 1-12 Turret House and 38 Albany Park Road, Kingston upon Thames, KT2 5DD61 homes
completed
376-378, 376-378, RICHMOND ROAD, KT2 5PR14 homes
completed
Vista House 86-88, Vista House 86-88, Lower Ham Road, Kingston upon Thames, KT2 5BB3 homes
completed
12 Grantham Court, 376-378, 12 Grantham Court, 376-378, Richmond Road, Kingston upon Thames, KT2 5PR2 homes
completed
320, Richmond Road, KT2 5PP2 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 5BE

Full postcodeKT2 5BE
Postcode districtKT2
BoroughLondon Borough of Kingston upon Thames
WardCanbury Gardens
Latitude51.424597
Longitude-0.305229
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