Kingston Gate · Kingston upon Thames · Richmond Park constituency · 51.41884, -0.28850

KT2 6AU— Kingston Gate, Kingston upon Thames

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

The family fortress

 

Schools 100%Safety 78/100Transport 32/100Yield 3.91%

Best for: Families, Owner-occupiers

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

Liveability
67
Safety
78
Schools
95
Transport
32
Environment
86
Investment
50

The bottom line

KT2 6AU 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 6AU

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 6AU

🛡️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 6AU 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 · 2 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 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 40 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)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Kingston Fire Station · 1.7km

Crime is 28% below London average

Property

Prices, sales volume and market trends

Avg floor area81 m²

EPC breakdown

C
4%
D
4%
E
1%

Based on 9 properties · Confidence: low

Street mix

Semi 88%Other 13%

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 yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£202,500
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2004 · CAGR

+8.2%

Total change

+103%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.6%

per year

Acceleration

-243.64

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £75k–£100k · 7 sales

Property Type Mix

Total: 7 sales

Semi-detached100%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£155k£77k-50.5%1.3
Post-dot-com plateau2002–2004£275k£315k+14.5%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+10.3% alpha

Semi-detached+10.3% α
Local
22.3%
District
12%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
10 min walk
Richmond (London) Rail StationMildmay · South Western Railway
63 min walk
Richmond Underground StationDistrict
63 min walk
Dundonald Road Tram StopTram
70 min walk
Wimbledon Underground StationDistrict
71 min walk
No bus stops within 400m

20

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

9

Car parks (800m)

1

EV chargers (800m)

Nearest car park403m
Santander docks (800m)0
Nearest cycle dock5.8 km

Nearby car parks

🅿️
Kingston Gate Car Park
403m
🅿️
Norbiton Rail Car Park
754m

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: 34%
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

CHURCHILL MEDICAL CENTRE

CLIFTON ROAD, KT2 6PG

8 min walk

76%

Recommend GP

76%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 606 m
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

9

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

Nearest supermarketOseyo · 1.3 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)

45m

Post office

Nearby shops

Co-op (small)502 m
Coombe Express728 m
Jeffries729 m
Sainsbury's Local789 m

Nearby cafes

Park Brew & Kitchen54 m
Fika114 m
Colicci Coffee218 m
Boho577 m

Nearby restaurants

Cross Road Fish Bar323 m
Papa John's541 m
Domino's544 m
New Devi Tandoori547 m

Nearby pubs

The Park Tavern99 m
The Willoughby Arms394 m
The Albert426 m
The Wych Elm439 m

Nearby gyms

Coombe Wood Lawn Tennis Club728 m
Tiffin Sports Centre913 m
Sports Centre extension929 m

Nearby health

Kingston Hill Dental Practice476 m
Brunswick Rooms517 m
Kingston Hospital595 m
Kingston Satellite Dialysis Unit595 m
Food hygiene (5-star)61% of 62

Business

Local businesses registered here

Active businesses
7
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

LITTLE BIRD PRESS LIMITED
ONE NINE SEVEN LIMITED
RANJMAN HOLDINGS LIMITED
RANJMANNINE LIMITED
RANJMANONE LIMITED

+2 more

Investment

Investment grade, yield and market outlook

50

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Future outlook

39.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,637m
Crossrail 2 route5,723m

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)
29
Local approval rate
66%
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
83 homes · 2-16, 2-16, COOMBE ROAD, LONDON ROAD (144), KT2
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
Park Laundry, 29, Park Laundry, 29, Dagmar Road, KT27 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
2, 2, Elton Road, KT2 6BZ5 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 6AU

Full postcodeKT2 6AU
Postcode districtKT2
BoroughLondon Borough of Kingston upon Thames
WardKingston Gate
Latitude51.418842
Longitude-0.288499
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