Canbury Gardens · Kingston upon Thames · Richmond Park constituency · 51.41981, -0.30029

KT2 5NE— Canbury Gardens, Kingston upon Thames

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

The family fortress

 

Schools 100%Safety 82/100Transport 30/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
68
Safety
82
Schools
100
Transport
30
Environment
64
Investment
39

The bottom line

KT2 5NE 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 catch: 50 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

KT2 5NE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+27.6% vs London avg
vs London crime-63.0% vs London avg

Deep-dive guides for KT2 5NE

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How KT2 5NE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Fern Hill Primary School

Outstanding · Inspected Dec 2023 · 5 min walk

KS2: 108.0

—

Secondary

The Kingston Academy

Not yet inspected · 6 min walk

P8: +1.16A8: 62.1

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 42 min walk

8 primaries · 4 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

24.3 incidents per 1,000 residents

Better than 83% of London
↑ Rising 288.9%

from a low base — still below London average

-59% vs borough

Crime by type

Other29%
Violence & sexual offences29%
Anti-social behaviour17%
Vehicle crime11%
Theft9%
Drug offences3%
Robbery3%
Burglary0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kingston Fire Station · 1.2km

Crime is 63% 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£9,594/m²
Price per ft²£891/ft²
Avg floor area65.1 m²

EPC breakdown

C
14%
D
15%
E
1%

Based on 30 properties · Confidence: high

Street mix

Semi 33%Terraced 67%

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£162,750
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £3,052
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.8%

Total change

+624%

Market Activity

Price Velocity & Acceleration

Current Velocity

+56.3%

per year

Acceleration

+99.27

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £125k–£150k · 43 sales

Property Type Mix

Total: 43 sales

Semi-detached32.6%
Terraced67.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£82k£125k+53.4%2.5
Post-dot-com plateau2001–2004£168k£248k+47.3%2.5
Pre-crash peak2005–2007£240k£244k+1.7%2.7
GFC & correction2009–2012£265k£226k-14.7%1
Help-to-Buy recovery2013–2015£340k£322k-5.3%1
Pandemic surge2021–2021£570k£570k+0%1
Rate-rise correction2023–2023£662k£662k+0%2
Current market2024–2025£378k£590k+56.3%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+2.3% alpha

Weakest performer

Semi-detached

-1.9% alpha

Terraced+2.3% α
Local
13.4%
District
11.1%
Semi-detached-1.9% α
Local
11.8%
District
13.7%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
Kingston→ Waterloo· 6 tph
33 min

Nearby stations

KingstonNational Rail
10 min walk
Richmond (London) Rail StationSouth Western Railway · Mildmay
60 min walk
Richmond Underground StationDistrict
60 min walk
Dundonald Road Tram StopTram
81 min walk
Kew Gardens Underground StationDistrict
81 min walk
No bus stops within 400m

21

Walkability score

10

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge59 min ↑
Victoria55 min ↑
Waterloo ★50 min
Canary Wharf69 min ↑
City59 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park491m
Santander docks (800m)0
Nearest cycle dock6.5 km

Nearby car parks

🅿️
Seven Kings Car Park
662m
🅿️
Canbury Place Car Park· yes
670m

Connectivity

Broadband and mobile coverage

100%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed479 Mbps
Median download442 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: 13.8 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 25%
More green space than 80% of London

Nearest SSSI: Richmond Park SSSI — 3.0 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

ST ALBANS MEDICAL CENTRE

212 RICHMOND ROAD, KT2 5HF

4 min walk

90%

Recommend GP

90%

Overall GP experience

3

GPs within 1km

7

Dentists within 1km

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 1.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

5

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

1

Convenience

Nearest supermarketOseyo · 992 m
3 tennis courts2 swimming pools3 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)

484m

Post office

Nearby shops

Bevan's Butchers193 m
Co-op (small)332 m
Kingston Food Centre746 m
Better Price Kingston778 m

Nearby cafes

Boho275 m
Canbury Secret547 m
139 Coffee561 m
Tandems cafe and toilets607 m

Nearby restaurants

Fish Bar - Kingston264 m
Cross Road Fish Bar524 m
Fireaway529 m
Pizza Hut Delivery633 m

Nearby pubs

The Queens Head159 m
The Oak389 m
Boaters Inn401 m
The Wych Elm522 m

Nearby gyms

The Albany Boathouse324 m
Albany Park Canoe & Sailing Centre459 m
Leander (Kingston) Sea Scout Group484 m
Nuffield Health Fitness & Wellbeing516 m

Nearby health

Kingston Health Centre727 m
Kingston Dental Office803 m
Kingston Dental Clinic871 m
Jiva Dental1.1 km
Food hygiene (5-star)83% of 59

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

MADHUMUKTI LIMITED

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 score21/100
Right-to-buy sales (5yr)Owner-occupier growth signal95
Sales last 12 months1

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

8/100

Velocity score

Future outlook

58.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,272m
Crossrail 2 route6,538m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,607 nationally

1,441

Est. population

5,142/km²

64%

Employed

64%

Degree educated

£53,600

Median income

1.4%

Claimant rate

SuburbanMedium densityOwner occupiers / families

58

Community stability

Age profile

26%
22%
26%
16%
Under 1826%
18–3411%
35–4922%
50–6426%
65+16%

Tenure

42%
37%
Own outright43%
Own (mortgage)37%
Private rent13%
Social rent7%
Shared ownership1%
Rent free0%

Ethnicity

66%
15%
White British66%
White Other16%
Asian11%
Black1%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine7%
No car household17%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent13%
Social rent7%

vs. London

Income vs London+27.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
6
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
22
Local approval rate
82%
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)
0
Largest scheme
448 homes · ROCKWARE PLASTICS SITE & RAILTRACK LAND, ROCKWARE PLASTICS SITE & RAILTRACK LAND, SKERNE ROAD, KT2 5AE
Pipeline pressure
NONE

Named schemes (500m)

KINGSTONIAN FOOTBALL CLUB, KINGSTONIAN FOOTBALL CLUB, RICHMOND ROAD, KT279 homes
completed
215, 215, Richmond Road, 1-12 Turret House and 38 Albany Park Road, Kingston upon Thames, KT2 5DD61 homes
completed
149-159, 149-159, RICHMOND ROAD, KT2 5DA24 homes
completed
149-159, 149-159, Richmond Road, Kingston upon Thames, KT2 5DA24 homes
completed
173, 173, RICHMOND ROAD, KT2 5DA12 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

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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 5NE

Full postcodeKT2 5NE
Postcode districtKT2
BoroughLondon Borough of Kingston upon Thames
WardCanbury Gardens
Latitude51.419814
Longitude-0.300285
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