Kingston Gate · Kingston upon Thames · Richmond Park constituency · 51.42073, -0.28980

KT2 5JY— Kingston Gate, Kingston upon Thames

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

The family fortress

 

Schools 100%Safety 78/100Transport 19/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
78
Schools
90
Transport
19
Environment
86
Investment
39

The bottom line

KT2 5JY 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 catches: 64 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 5JY

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+26.0% vs London avg
vs London crime-28.0% vs London avg

Deep-dive guides for KT2 5JY

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How KT2 5JY 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 · 13 min walk

P8: +0.86A8: 79.2

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 43 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

46.5 incidents per 1,000 residents

Better than 65% of London
↑ Rising 564.3%

from a low base — still below London average

-21% vs borough

Crime by type

Other43%
Violence & sexual offences18%
Anti-social behaviour14%
Vehicle crime12%
Drug offences5%
Burglary5%
Theft2%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kingston Fire Station · 1.5km

Crime is 28% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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

Sales (24 months)1
New build0.0%
Price per m²£5,280/m²
Price per ft²£491/ft²
Avg floor area101.9 m²

EPC breakdown

C
2%
D
4%
E
2%

Based on 8 properties · Confidence: low

Street mix

Detached 28%Flat 72%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£254,750
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)
Roof(another dwelling above)
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

1996–2024 · CAGR

+3.3%

Total change

+151%

Market Activity

Price Velocity & Acceleration

Current Velocity

-64.7%

per year

Acceleration

-265.56

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 18 sales

Property Type Mix

Total: 18 sales

Detached27.8%
Flat/maisonette72.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£190k£160k-15.8%1
Post-dot-com plateau2001–2004£92k£152k+65.2%1
Pre-crash peak2006–2007£160k£820k+412.5%2
GFC & correction2009–2010£271k£241k-11.1%1.5
Help-to-Buy recovery2014–2016£350k£450k+28.6%1.5
Brexit uncertainty2018–2018£1.35m£1.35m+0%1
Current market2024–2024£478k£478k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.1% alpha

Flat/maisonette+3.1% α
Local
6.3%
District
3.2%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

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
13 min walk
Richmond (London) Rail StationMildmay · South Western Railway
60 min walk
Richmond Underground StationDistrict
60 min walk
Dundonald Road Tram StopTram
72 min walk
Wimbledon Underground StationDistrict
72 min walk
No bus stops within 400m

17

Walkability score

16

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge73 min ↑
Victoria69 min ↑
Waterloo ★64 min
Canary Wharf83 min ↑
City73 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 park346m
Santander docks (800m)0
Nearest cycle dock5.8 km

Nearby car parks

🅿️
Kingston Gate Car Park
346m

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: 13.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 37%
More green space than 99% of London

Nearest SSSI: Richmond Park SSSI — 2.5 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

CHURCHILL MEDICAL CENTRE

CLIFTON ROAD, KT2 6PG

10 min walk

76%

Recommend GP

76%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 825 m
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

1

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

0

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)

2

Cinemas (2km)

249m

Post office

Nearby shops

Co-op (small)456 m
Better Price Kingston907 m
Coombe Express949 m
Jeffries950 m

Nearby cafes

Fika115 m
Colicci Coffee220 m
Park Brew & Kitchen257 m
Tandems cafe and toilets414 m

Nearby restaurants

Cross Road Fish Bar344 m
Fish Bar - Kingston559 m
Papa John's767 m
Domino's770 m

Nearby pubs

The Park Tavern207 m
The Wych Elm505 m
The Willoughby Arms528 m
The Albert641 m

Nearby gyms

Tiffin Sports Centre1.1 km
Sports Centre extension1.1 km

Nearby health

Kingston Hill Dental Practice703 m
Brunswick Rooms738 m
Kingston Hospital814 m
Kingston Satellite Dialysis Unit819 m
Food hygiene (5-star)68% of 31

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

207 PARK ROAD KINGSTON RESIDENTS ASSOCIATION LIMITED
ANGUS DAVID SCOTT LTD
BARNARD MERCER LIMITED
TEMPLE PROJECTS LTD

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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 score20/100
Right-to-buy sales (5yr)Owner-occupier growth signal95
Sales last 12 months0

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

4/100

Velocity score

Future outlook

54.6

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,598m
Crossrail 2 route5,807m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,080 nationally

2,000

Est. population

7,300/km²

67%

Employed

66%

Degree educated

£52,900

Median income

1.8%

Claimant rate

SuburbanHigh densityOwner occupiers / families

53

Community stability

Age profile

29%
28%
19%
13%
Under 1829%
18–3411%
35–4928%
50–6419%
65+13%

Tenure

31%
40%
21%
Own outright31%
Own (mortgage)40%
Private rent21%
Social rent8%

Ethnicity

68%
White British68%
White Other13%
Asian10%
Black1%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine10%
No car household22%
Unemployed2%
No qualifications8%

Housing tenure (Census 2021)

Private rent21%
Social rent8%

vs. London

Income vs London+26.0%

Planning

Conservation areas and development

Conservation area
No
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)
26
Local approval rate
65%
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
16 homes · 31-39, 31-39, Kingston Hill, KT2 7PU
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 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
14, 14, St Georges Road, Kingston Upon Thames, KT2 6DN3 homes
completed
1, 1, Cross Road, Kingston upon Thames, KT2 6HG3 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 5JY

Full postcodeKT2 5JY
Postcode districtKT2
BoroughLondon Borough of Kingston upon Thames
WardKingston Gate
Latitude51.420731
Longitude-0.289795
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