Canbury Gardens · Kingston upon Thames · Richmond Park constituency · 51.41906, -0.29432

KT2 5HU— Canbury Gardens, Kingston upon Thames

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

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 28/100Low yield 3.00%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
64
Safety
82
Schools
90
Transport
28
Environment
59
Investment
40

The bottom line

KT2 5HU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £600,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 52 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

KT2 5HU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+15.4% vs London avg
vs London income+11.9% vs London avg
vs London crime-73.0% vs London avg

Deep-dive guides for KT2 5HU

🛡️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📈 Up & Coming🔒 Very Safe

“Strong, well-rated schools nearby”

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How KT2 5HU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Agatha's Catholic Primary School

Not yet inspected · 4 min walk

KS2: 109.2

★★

Secondary

Tiffin School

Good · Inspected May 2022 · 10 min walk

P8: +0.86A8: 79.2

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 · 40 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

17.4 incidents per 1,000 residents

Better than 88% of London
↑ Rising 94.1%

from a low base — still below London average

-70% vs borough

Crime by type

Violence & sexual offences36%
Vehicle crime18%
Other15%
Burglary15%
Anti-social behaviour9%
Theft3%
Robbery3%
Drug offences0%

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 · 1.4km

Crime is 73% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£600,000

Median sale price

Above London median by 15%

£600,000 is 15% above the London median (£520,000)

+235.8%

This year

Semi-detached

Dominant type

Price history

5-year change
+49.0%
Sales (24 months)5
New build0.0%
Avg semi-detached£1,150,000
Avg terraced£1,100,000
Avg flat£600,000
Price per m²£6,826/m²
Price per ft²£634/ft²
Avg floor area88.4 m²

EPC breakdown

B
6%
C
9%
D
12%
E
2%
F
1%

Based on 30 properties · Confidence: high

Street mix

Semi 54%Terraced 20%Detached 3%Flat 19%Other 4%

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

Stamp duty

Standard buyer£17,500
First-time buyerFTB
£8,750
Additional propertyBTL/2nd
£35,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

12.8×

Price-to-income

£3,001/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£221,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofAverage thermal transmittance 0.22 W/m²K
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,583
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.5%

Total change

+1072%

Market Activity

Price Velocity & Acceleration

Current Velocity

+87.5%

per year

Acceleration

+74.29

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £500k–£600k · 66 sales

Property Type Mix

Total: 66 sales

Detached3%
Semi-detached56.1%
Terraced21.2%
Flat/maisonette19.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£96k£235k+144.8%1.8
Post-dot-com plateau2001–2004£223k£250k+12.1%2
Pre-crash peak2005–2007£262k£415k+58.7%3.3
GFC & correction2008–2012£299k£400k+34%2.3
Help-to-Buy recovery2013–2016£448k£877k+95.9%1.8
Brexit uncertainty2017–2019£315k£1.02m+224.3%2.3
Pandemic surge2020–2020£779k£779k+0%2
Rate-rise correction2022–2023£598k£530k-11.3%4.5
Current market2024–2025£600k£1.13m+87.5%2.5

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+8.1% alpha

Weakest performer

Semi-detached

-0.2% alpha

Flat/maisonette+8.1% α
Local
6.9%
District
-1.2%
Terraced+0.8% α
Local
7%
District
6.2%
Semi-detached-0.2% α
Local
8%
District
8.2%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
Kingston→ Waterloo· 6 tph
33 min

Nearby stations

KingstonNational Rail
11 min walk
Richmond (London) Rail StationMildmay · South Western Railway
62 min walk
Richmond Underground StationDistrict
62 min walk
Dundonald Road Tram StopTram
75 min walk
Wimbledon Underground StationDistrict
76 min walk
No bus stops within 400m

24

Walkability score

28

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria59 min ↑
Waterloo ★52 min
Canary Wharf70 min ↑
City62 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

9

Car parks (800m)

1

EV chargers (800m)

Nearest car park562m
Santander docks (800m)0
Nearest cycle dock6.1 km

Nearby car parks

🅿️
Kingston Gate Car Park
708m
🅿️
Canbury Place Car Park· yes
775m

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed489 Mbps
Median download446 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: 13.5 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 13%
Below average green space

Nearest SSSI: Richmond 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): 6

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

CANBURY & BERRYLANDS SURGERY

1 ELM ROAD, KT2 6HR

7 min walk

78%

Recommend GP

78%

Overall GP experience

5

GPs within 1km

9

Dentists within 1km

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 940 m
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

2

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketOseyo · 1.0 km
1 swimming pools2 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)

377m

Post office

Nearby shops

Co-op (small)98 m
Bevan's Butchers500 m
Kingston Food Centre803 m
Tesco Express850 m

Nearby cafes

Boho178 m
Fika366 m
Park Brew & Kitchen376 m
Tandems cafe and toilets492 m

Nearby restaurants

Cross Road Fish Bar110 m
Fish Bar - Kingston198 m
Fireaway649 m
Obon Sushi701 m

Nearby pubs

The Wych Elm218 m
The Willoughby Arms339 m
The Park Tavern473 m
The Queens Head495 m

Nearby gyms

Nuffield Health Fitness & Wellbeing729 m
The Albany Boathouse747 m
David Lloyd849 m
Tiffin Sports Centre864 m

Nearby pharmacies

Hawks Pharmacy1.2 km

Nearby health

Kingston Dental Office696 m
Brunswick Rooms701 m
Kingston Hill Dental Practice718 m
Churchill Medical Centre756 m
Food hygiene (5-star)81% of 31

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
95

High street

A

High street health

Registered businesses

GINGER DOG HOMES LTD
WINDY NOOK LTD

Investment

Investment grade, yield and market outlook

40

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
3.0% (average)London avg: 3.8%Below average yield — bottom 62%
Gentrification score20/100
Right-to-buy sales (5yr)Owner-occupier growth signal95
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

54.9

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,963m
Crossrail 2 route6,126m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,769 nationally

1,899

Est. population

14,247/km²

68%

Employed

67%

Degree educated

£47,000

Median income

2.4%

Claimant rate

SuburbanHigh densityOwner occupiers / families

47

Community stability

Age profile

31%
14%
27%
17%
Under 1831%
18–3414%
35–4927%
50–6417%
65+11%

Tenure

30%
33%
31%
Own outright30%
Own (mortgage)33%
Private rent31%
Social rent5%
Shared ownership1%

Ethnicity

64%
White British64%
White Other13%
Asian12%
Black2%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine8%
No car household14%
Unemployed3%
No qualifications6%

Housing tenure (Census 2021)

Private rent31%
Social rent5%

vs. London

Income vs London+11.9%
Price vs London+15.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
24
Local approval rate
88%
Borough approval rate
62%
Opportunity area
No
CIL rate (residential)
£165/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1
Largest scheme
87 homes · KINGSTON UNIVERSITY ANNEXE, KINGSTON UNIVERSITY ANNEXE, CANBURY PARK ROAD, KT2
Pipeline pressure
NONE

Named schemes (500m)

178 (The Former Richmond Park Tavern), 178 (The Former Richmond Park Tavern), Kings Road, KT2 5HU10 homes
completed
Land at the Keep & The Keep, Land at the Keep & The Keep, Kings Road, Kinsgton upon Thames, KT2 5UA8 homes
completed
Park Laundry, 29, Park Laundry, 29, Dagmar Road, KT27 homes
completed
Land Adjoining 24-26 Dinton Road and 219, Land Adjoining 24-26 Dinton Road and 219, Park Road, Kingston upon Thames, KT2 5LE6 homes
completed
92a, 92a, Kings Road, Kingston upon Thames, KT2 5HT5 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£600,000)

£17,500

Standard buyer

£8,750

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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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 5HU

Full postcodeKT2 5HU
Postcode districtKT2
BoroughLondon Borough of Kingston upon Thames
WardCanbury Gardens
Latitude51.419062
Longitude-0.294316
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