Kingston Gate · Kingston upon Thames · Richmond Park constituency · 51.41894, -0.28750

KT2 6AS— Kingston Gate, Kingston upon Thames

Location and area intelligence for KT2 6AS, Kingston Gate, Kingston upon Thames

The family fortress

 

Schools 100%Safety 78/100Transport 32/100~4% 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
66
Safety
78
Schools
95
Transport
32
Environment
86
Investment
42

The bottom line

KT2 6AS 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 6AS

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 6AS

🛡️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 6AS 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 · 3 min walk

KS2: 111.1

★★

Secondary

Tiffin School

Good · Inspected May 2022 · 12 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 · 41 min walk

5 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)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kingston Fire Station · 1.8km

Crime is 28% 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£13,446/m²
Price per ft²£1,249/ft²
Avg floor area105.7 m²

EPC breakdown

C
3%
D
19%
E
6%

Based on 28 properties · Confidence: medium

Street mix

Semi 50%Terraced 32%Detached 3%Flat 15%

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 yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£264,250
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)
RoofPitched, no insulation (assumed)
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

1996–2025 · CAGR

+8%

Total change

+827%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.7%

per year

Acceleration

+1.41

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £125k–£150k · 62 sales

Property Type Mix

Total: 62 sales

Detached3.2%
Semi-detached50%
Terraced32.3%
Flat/maisonette14.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£149k£226k+51.3%2.4
Post-dot-com plateau2001–2004£240k£337k+40.5%3.2
Pre-crash peak2005–2007£368k£249k-32.3%2.3
GFC & correction2008–2012£339k£629k+85.5%1.6
Help-to-Buy recovery2013–2016£652k£846k+29.8%2.3
Brexit uncertainty2018–2019£948k£635k-33%2
Pandemic surge2021–2021£1.02m£1.02m+0%1
Rate-rise correction2022–2023£812k£944k+16.2%3
Current market2024–2025£1.14m£1.38m+21.7%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+1.9% alpha

Weakest performer

Terraced

+1.1% alpha

Semi-detached+1.9% α
Local
8.7%
District
6.8%
Terraced+1.1% α
Local
8.5%
District
7.4%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

11out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing18
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
Norbiton→ Waterloo· 6 tph
31 min

Nearby stations

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

19

Walkability score

28

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

8

Car parks (800m)

1

EV chargers (800m)

Nearest car park357m
Santander docks (800m)0
Nearest cycle dock5.7 km

Nearby car parks

🅿️
Kingston Gate Car Park
357m
🅿️
Norbiton Rail Car Park
740m

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: 10%
More green space than 99% of London

Nearest SSSI: Richmond Park SSSI — 2.7 km

Energy

Solar: 855 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): 5

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 yield854.6 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

5 min walk

63%

Recommend GP

63%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 570 m
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

9

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

14

Sports (1km)

0

Convenience

Nearest supermarketOseyo · 1.3 km
4 tennis courts9 swimming pools1 sports halls

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)

110m

Post office

Nearby shops

Co-op (small)571 m
Coombe Express736 m
Jeffries738 m
Sainsbury's Local771 m

Nearby cafes

Park Brew & Kitchen116 m
Fika149 m
Colicci Coffee176 m
Costa641 m

Nearby restaurants

Cross Road Fish Bar393 m
Papa John's541 m
Domino's544 m
New Devi Tandoori548 m

Nearby pubs

The Park Tavern62 m
The Albert387 m
The Willoughby Arms451 m
The Wych Elm507 m

Nearby gyms

Coombe Wood Lawn Tennis Club672 m
Tiffin Sports Centre952 m
Sports Centre extension967 m

Nearby health

Kingston Hill Dental Practice474 m
Brunswick Rooms528 m
Kingston Hospital560 m
Phlebotomy / Blood Tests588 m
Food hygiene (5-star)63% of 64

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

PAOLO PERELLA LIMITED
TEN TUDOR ROAD RESIDENTS (FREEHOLD) LIMITED
TEN TUDOR ROAD RESIDENTS (KINGSTON) LIMITED
THIS UNIFORM LTD

Investment

Investment grade, yield and market outlook

42

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 score21/100
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

56.8

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,573m
Crossrail 2 route5,654m

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
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)
26
Local approval rate
62%
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)
20
Largest scheme
52 homes · 158-178, 158-178, London Road, Kingston upon Thames, KT2 6QW
Pipeline pressure
NONE

Named schemes (500m)

31-39, 31-39, Kingston Hill, KT2 7PU16 homes
completed
16 (Park Works), 16 (Park Works), Park Road, Borough Road, KT2 6BG14 homes
completed
41, 41, KINGSTON HILL, KT2 7PS10 homes
completed
48, 48, Kingston Hill, Kingston upon Thames, KT2 7NH9 homes
completed
Side and Rear of 55, Side and Rear of 55, Kingston Hill, Kingston upon Thames, KT2 7PS9 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 6AS

Full postcodeKT2 6AS
Postcode districtKT2
BoroughLondon Borough of Kingston upon Thames
WardKingston Gate
Latitude51.418944
Longitude-0.287503
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