The bottom line
KT2 5HF 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.
Check your dealbreakers
Toggle the things that matter to you — see how KT2 5HF scores on each.
Toggle a question above to see how KT2 5HF meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for KT2 5HF
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Postcode Personality
“The family fortress”
How KT2 5HF has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
100
Education score
Primary
Fern Hill Primary School
Outstanding · Inspected Dec 2023 · 2 min walk
KS2: 108.0
Secondary
The Kingston Academy
Not yet inspected · 3 min walk
100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km
Childcare
Childcare
Surbiton Hill Nursery School
Not inspected · 45 min walk
6 primaries · 3 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
24.3 incidents per 1,000 residents
from a low base — still below London average
-59% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
1
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
2
Incidents (5yr)
Nearest station: Kingston Fire Station · 877m
Crime is 63% below London average
Property
2 JulPrices, sales volume and market trends
Property
2 JulPrices, sales volume and market trends
Insufficient sales data
Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.
KT2 district median
£460,000
Based on 152 sales from postcodes with sufficient data
Price history
EPC breakdown
Based on 7 properties · Confidence: low
Street mix
LHA rates — Outer South West London
Current mortgage rates
Bank of England (monthly average)
Affordability
Market activity
Days to sell
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
1995–2025 · CAGR
+1.5%
Total change
+57%
Market Activity
Price Velocity & Acceleration
Current Velocity
+20.0%
per year
Acceleration
+55.17
change in velocity
Market State
Strong growth
Price Distribution
P25: £300k–£350k · P75: £100k–£125k · 21 sales
Property Type Mix
Total: 21 sales
By decade
1990s
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1995–2000 | £230k | £122k | -47% | 1 |
| Post-dot-com plateau | 2001–2004 | £116k | £150k | +29.3% | 1.5 |
| Pre-crash peak | 2005–2005 | £409k | £409k | +0% | 2 |
| GFC & correction | 2010–2010 | £600k | £600k | +0% | 3 |
| Help-to-Buy recovery | 2013–2016 | £420k | £463k | +10.1% | 1.5 |
| Current market | 2024–2025 | £300k | £360k | +20% | 1 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Flat/maisonette
+5.1% alpha
CAGR over 12yr 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
Seller'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 2
Poor
Nearby stations
19
Walkability score
25
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
3
Car parks (800m)
0
EV chargers (800m)
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
100%
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
Aircraft noise
Heathrow Lden
DEFRA Round 4 noise contours. Lden = day-evening-night weighted average.
Nearest SSSI: Richmond Park SSSI — 2.9 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): 6
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
ST ALBANS MEDICAL CENTRE
212 RICHMOND ROAD, KT2 5HF
0 min walk
90%
Recommend GP
90%
Overall GP experience
3
GPs within 1km
5
Dentists within 1km
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
69
Parks (1km)
3
Restaurants (800m)
3
Cafes (800m)
1
Pubs (400m)
0
Pharmacies (800m)
1
Gyms (1km)
15
Sports (1km)
0
Convenience
Nightlife (500m)
0
Nightclubs
1
Late-night venues
1
Libraries (1km)
2
Cinemas (2km)
593m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Registered businesses
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
39
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
Market activity
Est. days to sell
Velocity score
Future outlook
60.6
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 10/10
Least deprived
Index of Multiple Deprivation
Rank: 31,607 nationally
1,441
Est. population
5,142/km²
64%
Employed
64%
Degree educated
£53,600
Median income
1.4%
Claimant rate
58
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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