Tudor · Kingston upon Thames · Richmond Park constituency · 51.42903, -0.30750

KT2 5DB— Tudor, Kingston upon Thames

Location and area intelligence for KT2 5DB, Tudor, Kingston upon Thames

The family fortress

 

Schools 100%Safety 87/100Transport 13/100Yield 3.91%

Best for: Families, Owner-occupiers

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

Liveability
62
Safety
87
Schools
100
Transport
13
Environment
82
Investment
50

The bottom line

KT2 5DB offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 58 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

KT2 5DB

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-58.0% vs London avg

Deep-dive guides for KT2 5DB

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How KT2 5DB 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 · 9 min walk

KS2: 108.0

★★★

Secondary

The Tiffin Girls' School

Outstanding · Inspected Oct 2021 · 6 min walk

P8: +1.06A8: 84.8

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 · 55 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

27.6 incidents per 1,000 residents

Better than 81% of London
→ Stable

-53% vs borough

Crime by type

Violence & sexual offences40%
Other33%
Anti-social behaviour14%
Drug offences7%
Vehicle crime5%
Theft0%
Robbery0%
Burglary0%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kingston Fire Station · 86m

Crime is 58% below London average

Property

Prices, sales volume and market trends

Avg floor area73.4 m²

EPC breakdown

C
1%
D
7%

Based on 8 properties · Confidence: low

Street mix

Semi 24%Detached 77%

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£183,500
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (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

1995–2022 · CAGR

+6.3%

Total change

+426%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.9%

per year

Acceleration

-1.04

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 17 sales

Property Type Mix

Total: 17 sales

Detached76.5%
Semi-detached23.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£133k£190k+42.8%2.3
Post-dot-com plateau2001–2003£229k£270k+17.9%1.7
Pre-crash peak2007–2007£375k£375k+0%1
GFC & correction2008–2008£380k£380k+0%1
Brexit uncertainty2018–2018£654k£654k+0%1
Pandemic surge2020–2020£680k£680k+0%1
Rate-rise correction2022–2022£700k£700k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position75

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
21 min walk
Richmond (London) Rail StationMildmay · South Western Railway
48 min walk
Richmond Underground StationDistrict
48 min walk
Kew Gardens Underground StationDistrict
70 min walk
Kew Gardens Rail StationMildmay
70 min walk
2 bus routes · 8 stops within 400m · 62 buses/hr peak

25

Walkability score

39

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park203m
Santander docks (800m)0
Nearest cycle dock6.7 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 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.5 km away✗ Not Green Belt✗ Not AONB84% green spaceTree canopy: 46%
More green space than 99% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 2.8 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

11 min walk

90%

Recommend GP

90%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCassel Hospital · 392 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 2.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

111

Parks (1km)

3

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

25

Sports (1km)

0

Convenience

Nearest supermarketTesco Express · 1.2 km
16 tennis courts3 swimming pools6 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)

0

Cinemas (2km)

672m

Post office

Nearby shops

Better Price Kingston668 m

Nearby cafes

The Bistro177 m
Costa198 m
L’Amandine257 m
Cafe265 m

Nearby restaurants

Saqui216 m
Greggs229 m
Great Fish & Chips240 m
Peppe Restaurant698 m

Nearby pubs

Hand & Flower367 m
The Cardinal701 m
The New Inn819 m
Boaters Inn1.2 km

Nearby gyms

YMCA Hawker Centre271 m
Teddington Watersports Centre: Island site570 m
Teddington Watersports Centre: Mainland site622 m
Leander (Kingston) Sea Scout Group723 m

Nearby health

Ham Dental Practice206 m
Cassel Hospital392 m
Food hygiene (5-star)57% of 21

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
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

HONG ESTATES LLP
HONG PROPERTIES LTD
LMKM LTD
MAMAXO LTD
MAZE MUSIC AND MOVIE CO LTD

Investment

Investment grade, yield and market outlook

50

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

37.1

Price growth score

D
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,206m
Crossrail 2 route7,089m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,184 nationally

1,523

Est. population

6,871/km²

58%

Employed

59%

Degree educated

£53,600

Median income

1.9%

Claimant rate

SuburbanMedium densityOwner occupiers / families

55

Community stability

Age profile

25%
22%
23%
19%
Under 1825%
18–3411%
35–4922%
50–6423%
65+19%

Tenure

40%
33%
18%
Own outright40%
Own (mortgage)33%
Private rent18%
Social rent8%
Rent free0%

Ethnicity

50%
21%
17%
White British50%
White Other21%
Asian17%
Black2%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine9%
No car household19%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent18%
Social rent8%

vs. London

Income vs London+27.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
29
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
9
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
7
Local approval rate
78%
Borough approval rate
62%
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)
3
Largest scheme
116 homes · BRITISH AEROSPACE, BRITISH AEROSPACE, RICHMOND ROAD, KT2 5QS
Pipeline pressure
NONE

Named schemes (500m)

BRITISH AEROSPACE, BRITISH AEROSPACE, RICHMOND ROAD, KT2 5QS116 homes
completed
BRITISH AEROSPACE, BRITISH AEROSPACE, RICHMOND ROAD, KT2 5QS72 homes
completed
BRITISH AEROSPACE, BRITISH AEROSPACE, RICHMOND ROAD, KT2 5QS55 homes
completed
BRITISH AEROSPACE, BRITISH AEROSPACE, RICHMOND ROAD, KT2 5QS51 homes
completed
BRITISH AEROSPACE, BRITISH AEROSPACE, RICHMOND ROAD, KT2 5QS46 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
24.1%
Election year
2026
MP
Sarah Olney (Liberal Democrat)
MP majority
17,155
Constituency
Richmond Park

Councillors

Blaise Kemp MurphetLib Dems
Sachin TulyaniLib 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 5DB

Full postcodeKT2 5DB
Postcode districtKT2
BoroughLondon Borough of Kingston upon Thames
WardTudor
Latitude51.429027
Longitude-0.307496
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