Kingston Gate · Kingston upon Thames · Richmond Park constituency · 51.42008, -0.28807

KT2 5JJ— Kingston Gate, Kingston upon Thames

Location and area intelligence for KT2 5JJ, Kingston Gate, Kingston upon Thames

The family fortress

 

Schools 100%Safety 86/100Transport 31/100Yield 3.91%

Best for: Families, Owner-occupiers

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

Liveability
65
Safety
86
Schools
95
Transport
31
Environment
86
Investment
49

The bottom line

KT2 5JJ 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: 46 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

KT2 5JJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+27.6% vs London avg
vs London crime-49.0% vs London avg

Deep-dive guides for KT2 5JJ

🛡️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 5JJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Alexandra Primary School

Outstanding · Inspected Jul 2023 · 4 min walk

KS2: 111.1

★★

Secondary

Tiffin School

Good · Inspected May 2022 · 13 min walk

P8: +0.86A8: 79.2

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 · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

33.1 incidents per 1,000 residents

Better than 76% of London
→ Stable

-44% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour28%
Other13%
Vehicle crime9%
Burglary9%
Drug offences6%
Theft3%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kingston Fire Station · 1.6km

Crime is 49% below London average

Property

Prices, sales volume and market trends

Avg floor area222.9 m²

EPC breakdown

C
1%
D
7%
E
4%
F
2%

Based on 14 properties · Confidence: medium

Street mix

Semi 69%Detached 31%

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£557,250
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingMostly double glazing
Council tax band Band EAnnual charge £2,583
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+6.6%

Total change

+503%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.8%

per year

Acceleration

-6.42

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £400k–£450k · 26 sales

Property Type Mix

Total: 26 sales

Detached30.8%
Semi-detached69.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£321k£425k+32.5%1.4
Post-dot-com plateau2002–2002£1.07m£1.07m+0%3
Pre-crash peak2005–2007£1.14m£1.15m+1.3%1.7
GFC & correction2008–2009£735k£873k+18.7%1.5
Help-to-Buy recovery2013–2016£1.43m£2.00m+39.6%1.7
Brexit uncertainty2017–2017£1.34m£1.34m+0%1
Rate-rise correction2022–2023£1.66m£1.94m+16.8%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-2.8% alpha

Semi-detached-2.8% α
Local
7.1%
District
9.9%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing3
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Norbiton→ Waterloo· 6 tph
31 min

Nearby stations

NorbitonNational Rail
11 min walk
Richmond (London) Rail StationMildmay · South Western Railway
61 min walk
Richmond Underground StationDistrict
61 min walk
Dundonald Road Tram StopTram
70 min walk
Wimbledon Underground StationDistrict
71 min walk
No bus stops within 400m

17

Walkability score

17

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge56 min ↑
Victoria51 min ↑
Waterloo ★46 min
Canary Wharf66 min ↑
City54 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 park279m
Santander docks (800m)0
Nearest cycle dock5.7 km

Nearby car parks

🅿️
Kingston Gate Car Park
279m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 34%
More green space than 99% of London

Nearest SSSI: Richmond Park SSSI — 2.6 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

FAIRHILL MEDICAL PRACTICE

81 KINGSTON HILL, KT2 7PX

6 min walk

63%

Recommend GP

63%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 696 m
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

5

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

Nearest supermarketOseyo · 1.4 km
9 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

180m

Post office

Nearby shops

Co-op (small)546 m
Coombe Express863 m
Jeffries864 m
Sainsbury's Local902 m

Nearby cafes

Fika84 m
Colicci Coffee105 m
Park Brew & Kitchen190 m
Tandems cafe and toilets550 m

Nearby restaurants

Cross Road Fish Bar395 m
Fish Bar - Kingston647 m
Papa John's670 m
Domino's674 m

Nearby pubs

The Park Tavern73 m
The Albert511 m
The Willoughby Arms519 m
The Wych Elm538 m

Nearby gyms

Coombe Wood Lawn Tennis Club775 m
Tiffin Sports Centre1.1 km
Sports Centre extension1.1 km

Nearby health

Kingston Hill Dental Practice604 m
Brunswick Rooms653 m
Kingston Hospital685 m
Phlebotomy / Blood Tests709 m
Food hygiene (5-star)67% of 39

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
95

High street

E

High street health

Registered businesses

291 KITCHEN LOCATION LTD
BOA 1NVESTMENT LTD
LAMASSURE LIMITED
SJW IT SOLUTIONS LIMITED
SPARKLIFE MARKETING LTD

Investment

Investment grade, yield and market outlook

49

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 score19/100
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

34.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,536m
Crossrail 2 route5,688m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,573 nationally

2,056

Est. population

9,807/km²

63%

Employed

55%

Degree educated

£53,600

Median income

2.8%

Claimant rate

SuburbanHigh densityOwner occupiers / families

51

Community stability

Age profile

31%
24%
20%
14%
Under 1831%
18–3411%
35–4924%
50–6421%
65+14%

Tenure

30%
35%
18%
14%
Own outright30%
Own (mortgage)35%
Private rent18%
Social rent14%
Shared ownership2%
Rent free0%

Ethnicity

59%
16%
White British59%
White Other16%
Asian12%
Black3%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine11%
No car household20%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent18%
Social rent14%

vs. London

Income vs London+27.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
24
Local approval rate
58%
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)
1
Largest scheme
16 homes · 31-39, 31-39, Kingston Hill, KT2 7PU
Pipeline pressure
NONE

Named schemes (500m)

16 (Park Works), 16 (Park Works), Park Road, Borough Road, KT2 6BG14 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
145, 145, ELM ROAD, 76 SHORTLANDS ROAD, KT2 6HY4 homes
completed
13, 13, Borough Road, KT2 6BD3 homes
completed
14, 14, St Georges Road, Kingston Upon Thames, KT2 6DN3 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
16.3%
Election year
2026
MP
Sarah Olney (Liberal Democrat)
MP majority
17,155
Constituency
Richmond Park

Councillors

Sarah Wait-SillettLib Dems
Stephen Nicholas EvansLib Dems
Mark Peter MannersLib 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 5JJ

Full postcodeKT2 5JJ
Postcode districtKT2
BoroughLondon Borough of Kingston upon Thames
WardKingston Gate
Latitude51.420077
Longitude-0.288065
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