Tudor · Kingston upon Thames · Richmond Park constituency · 51.42706, -0.30038

KT2 5SA— Tudor, Kingston upon Thames

Location and area intelligence for KT2 5SA, Tudor, Kingston upon Thames

The family fortress

 

Schools 100%Safety 87/100Transport 14/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
87
Schools
100
Transport
14
Environment
82
Investment
38

The bottom line

KT2 5SA 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: 58 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

KT2 5SA

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-54.0% vs London avg

Deep-dive guides for KT2 5SA

🛡️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 5SA 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 · 6 min walk

KS2: 108.0

★★★

Secondary

The Tiffin Girls' School

Outstanding · Inspected Oct 2021 · 3 min walk

P8: +1.06A8: 84.8

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 52 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

29.7 incidents per 1,000 residents

Better than 79% of London
→ Stable

-49% vs borough

Crime by type

Anti-social behaviour30%
Other26%
Vehicle crime21%
Violence & sexual offences16%
Burglary5%
Robbery2%
Drug offences0%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Kingston Fire Station · 498m

Crime is 54% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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

Sales (24 months)3
New build0.0%
Price per m²£10,598/m²
Price per ft²£985/ft²
Avg floor area80.6 m²

EPC breakdown

C
3%
D
12%
E
4%
F
1%

Based on 20 properties · Confidence: medium

Street mix

Semi 13%Terraced 87%

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£201,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

+7.1%

Total change

+676%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.1%

per year

Acceleration

-15.98

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £700k+ · 45 sales

Property Type Mix

Total: 45 sales

Semi-detached13.3%
Terraced86.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£101k£206k+104.5%2
Post-dot-com plateau2001–2004£200k£283k+41.2%3.5
Pre-crash peak2006–2007£313k£350k+11.8%2
GFC & correction2009–2011£375k£410k+9.3%1
Help-to-Buy recovery2014–2015£425k£632k+48.8%1.5
Brexit uncertainty2017–2019£610k£650k+6.6%2
Pandemic surge2020–2021£671k£748k+11.5%1.5
Rate-rise correction2022–2022£788k£788k+0%1
Current market2024–2025£850k£782k-8.1%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
8.1%
District
8.2%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing2
Trend Position75

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
20 min walk
Richmond (London) Rail StationSouth Western Railway · Mildmay
50 min walk
Richmond Underground StationDistrict
50 min walk
Kew Gardens Underground StationDistrict
71 min walk
Kew Gardens Rail StationMildmay
71 min walk
1 bus routes · 7 stops within 400m · 40 buses/hr peak

8

Walkability score

11

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria65 min ↑
Waterloo ★58 min
Canary Wharf78 min ↑
City65 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park532m
Santander docks (800m)0
Nearest cycle dock6.3 km

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 waterMEDIUM
Medium
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: 13.3 km away✗ Not Green Belt✗ Not AONB85% green spaceTree canopy: 31%
More green space than 99% of London

Nearest SSSI: Richmond Park SSSI — 2.3 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): 7

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

7 min walk

90%

Recommend GP

90%

Overall GP experience

1

GPs within 1km

5

Dentists within 1km

Nearest hospitalCassel Hospital · 848 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

1

Convenience

Nearest supermarketLongdan · 1.7 km
2 tennis courts1 swimming pools5 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

131m

Post office

Nearby shops

Better Price Kingston128 m
Co-op (small)958 m
Bevan's Butchers986 m

Nearby cafes

Tandems cafe and toilets607 m
Costa607 m
The Bistro626 m
Cafe629 m

Nearby restaurants

Peppe Restaurant157 m
Greggs629 m
Saqui651 m
Great Fish & Chips667 m

Nearby pubs

The Cardinal160 m
Hand & Flower724 m
The Queens Head948 m
Boaters Inn1.0 km

Nearby gyms

Albany Park Canoe & Sailing Centre609 m
Leander (Kingston) Sea Scout Group611 m
YMCA Hawker Centre622 m
Teddington Watersports Centre: Island site659 m

Nearby health

Ham Dental Practice692 m
Cassel Hospital848 m
Food hygiene (5-star)65% of 17

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
95

High street

E

High street health

Registered businesses

ANGELIC WISDOM LTD
AVO DIGITAL LTD
BLACK AND WHITE MARKETING LIMITED
HINTON CREATIVE LIMITED
HORSFALL ASSOCIATES LTD

+5 more

Investment

Investment grade, yield and market outlook

38

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 score19/100
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

49.8

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,872m
Crossrail 2 route6,573m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,942 nationally

1,447

Est. population

10,772/km²

63%

Employed

61%

Degree educated

£53,600

Median income

1.5%

Claimant rate

SuburbanHigh densityOwner occupiers / families

61

Community stability

Age profile

30%
24%
21%
16%
Under 1830%
18–349%
35–4924%
50–6421%
65+16%

Tenure

41%
46%
Own outright41%
Own (mortgage)46%
Private rent12%
Social rent0%
Shared ownership0%

Ethnicity

54%
16%
18%
White British54%
White Other16%
Asian18%
Black1%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine8%
No car household13%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent12%
Social rent0%

vs. London

Income vs London+27.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
9
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
25
Planning apps (3 years)
1
Local approval rate
80%
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
70 homes · HM Remand Centre, HM Remand Centre, Latchmere Lane, KT2 5NX
Pipeline pressure
NONE

Named schemes (500m)

HM Remand Centre, HM Remand Centre, Latchmere Lane, KT2 5NX70 homes
completed
3726-27-30, 3726-27-30, PARK ROAD, TW10 6NS49 homes
completed
HMP Latchmere House, HMP Latchmere House, Church Road, TW10 5HH42 homes
completed
PLAYING FIELD AT, PLAYING FIELD AT, LATCHMERE CLOSE, TW1014 homes
completed
89, 89, St. Albans Road, Kingston upon Thames, KT2 5HH2 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
24.1%
Election year
2026
MP
Sarah Olney (Liberal Democrat)
MP majority
17,155
Constituency
Richmond Park

Councillors

Blaise Kemp MurphetLib Dems
Sachin TulyaniLib 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 5SA

Full postcodeKT2 5SA
Postcode districtKT2
BoroughLondon Borough of Kingston upon Thames
WardTudor
Latitude51.427063
Longitude-0.300376
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