The bottom line
KT2 5ED offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Investors who can accept its trade-offs.
The catches: 50 min to waterloo — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.
Check your dealbreakers
Toggle the things that matter to you — see how KT2 5ED scores on each.
Toggle a question above to see how KT2 5ED meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for KT2 5ED
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Postcode Personality
“High-connectivity investment target”
How KT2 5ED has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
St Luke's CofE Primary School
Good · Inspected Nov 2021 · 4 min walk
KS2: 109.7
Secondary
Tiffin School
Good · Inspected May 2022 · 5 min walk
100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km
Childcare
Childcare
Surbiton Hill Nursery School
Not inspected · 33 min walk
6 primaries · 1 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
93.0 incidents per 1,000 residents
+58% vs borough
Crime by type
Stop & search
1.6
per 1,000 residents
→ Stable
trend
Road safety
100
Road safety score
0
Accidents (5yr)
3
Serious within 200m
Fire risk
LOW
Risk band
1
Incidents (1yr)
6
Incidents (5yr)
Nearest station: Kingston Fire Station · 1.8km
Crime is +43% above London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 35 properties · Confidence: high
Street mix
LHA rates — Outer South West London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2003–2023 · CAGR
+-0.1%
Total change
-1%
Market Activity
Price Velocity & Acceleration
Current Velocity
-8.5%
per year
Acceleration
-4.95
change in velocity
Market State
Downturn
Price Distribution
P25: £125k–£150k · P75: £250k–£300k · 48 sales
Property Type Mix
Total: 48 sales
By decade
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Post-dot-com plateau | 2003–2003 | £250k | £250k | +0% | 1 |
| Pre-crash peak | 2007–2007 | £233k | £233k | +0% | 13 |
| GFC & correction | 2008–2011 | £205k | £238k | +15.9% | 6.7 |
| Help-to-Buy recovery | 2013–2016 | £235k | £340k | +44.7% | 2.5 |
| Brexit uncertainty | 2017–2018 | £332k | £280k | -15.6% | 1 |
| Pandemic surge | 2021–2021 | £270k | £270k | +0% | 1 |
| Rate-rise correction | 2023–2023 | £247k | £247k | +0% | 1 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Flat/maisonette
+-0.5% alpha
CAGR over 9yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Buyer's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 5
Very Good
Nearby stations
56
Walkability score
60
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
17
Car parks (800m)
2
EV chargers (800m)
1
Fast chargers (800m)
Nearby car parks
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
97%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Bushy Park and Home Park SSSI — 2.4 km
Energy
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
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
CANBURY & BERRYLANDS SURGERY
1 ELM ROAD, KT2 6HR
3 min walk
78%
Recommend GP
78%
Overall GP experience
7
GPs within 1km
12
Dentists within 1km
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
55
Parks (1km)
48
Restaurants (800m)
23
Cafes (800m)
7
Pubs (400m)
1
Pharmacies (800m)
4
Gyms (1km)
10
Sports (1km)
4
Convenience
Nightlife (500m)
1
Nightclubs
8
Late-night venues
1
Libraries (1km)
2
Cinemas (2km)
202m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Registered businesses
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
68
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
52.8
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 8/10
Less deprived than average
Index of Multiple Deprivation
Rank: 24,842 nationally
1,817
Est. population
12,463/km²
66%
Employed
65%
Degree educated
£47,000
Median income
3.0%
Claimant rate
33
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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