Kingston Gate · Kingston upon Thames · Richmond Park constituency · 51.41356, -0.29039

KT2 6BU— Kingston Gate, Kingston upon Thames

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 42/100Yield 3.91%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
66
Safety
74
Schools
95
Transport
42
Environment
57
Investment
66

The bottom line

KT2 6BU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 52 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

KT2 6BU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
LowYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+26.0% vs London avg
vs London crime+8.0% vs London avg

Deep-dive guides for KT2 6BU

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How KT2 6BU 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 · 5 min walk

KS2: 111.1

★★

Secondary

Tiffin School

Good · Inspected May 2022 · 5 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 · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

70.0 incidents per 1,000 residents

Higher crime than 54% of London
↑ Rising 343.3%

+19% vs borough

Crime by type

Other32%
Anti-social behaviour29%
Violence & sexual offences19%
Vehicle crime7%
Burglary7%
Drug offences5%
Theft2%
Robbery2%

Stop & search

2.1

per 1,000 residents

→ Stable

trend

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 · 2.1km

Crime is +8% above London average

Property

Prices, sales volume and market trends

Avg floor area108 m²

EPC breakdown

C
1%
D
3%
E
2%

Based on 6 properties · Confidence: low

Street mix

Terraced 100%

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£270,000
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 DAnnual charge £2,113
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+6.3%

Total change

+452%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.0%

per year

Acceleration

+11.79

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £700k+ · 16 sales

Property Type Mix

Total: 16 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£125k£138k+10.4%1.3
Post-dot-com plateau2001–2003£204k£265k+29.7%1.5
Pre-crash peak2006–2006£351k£351k+0%1
GFC & correction2010–2012£427k£526k+23.2%1
Help-to-Buy recovery2013–2013£545k£545k+0%1
Pandemic surge2021–2021£585k£585k+0%1
Rate-rise correction2022–2023£935k£750k-19.8%1
Current market2024–2024£690k£690k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.7% alpha

Terraced-0.7% α
Local
11.5%
District
12.2%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Norbiton→ Waterloo· 6 tph
31 min

Nearby stations

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

34

Walkability score

56

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria59 min ↑
Waterloo ★52 min
Canary Wharf70 min ↑
City62 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

12

Car parks (800m)

1

EV chargers (800m)

Nearest car park90m
Santander docks (800m)0
Nearest cycle dock6.1 km

Nearby car parks

🅿️
Norbiton Rail Car Park
442m
🅿️
Cattle Market Car Park
764m
🅿️
Canbury Place Car Park· yes
790m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed200 Mbps
Median download210 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: 13.7 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 13%
Less green space than 85% of London

Nearest SSSI: Richmond Park SSSI — 3.3 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): 4

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

2 min walk

76%

Recommend GP

76%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 559 m
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

14

Restaurants (800m)

4

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

2

Convenience

Nearest supermarketOseyo · 818 m
3 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

566m

Post office

Nearby shops

Jeffries243 m
Coombe Express246 m
Sainsbury's Local499 m
BM Convenience Store632 m

Nearby cafes

Sandwich Shop259 m
Nev’s Coffee441 m
Park Brew & Kitchen556 m
Costa622 m

Nearby restaurants

Rozana246 m
New Devi Tandoori252 m
Domino's259 m
Papa John's263 m

Nearby pubs

The Norbiton99 m
The Black Horse224 m
The Willoughby Arms331 m
The Canbury Arms426 m

Nearby gyms

Tiffin Sports Centre339 m
Sports Centre extension349 m
David Lloyd656 m
Opening 2027747 m

Nearby pharmacies

Hawks Pharmacy636 m

Nearby health

Churchill Medical Centre150 m
Brunswick Rooms188 m
Kingston Satellite Dialysis Unit237 m
Kingston Hill Dental Practice289 m
Food hygiene (5-star)57% of 100

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

66

Investment score

Good

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

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Future outlook

39.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,075m
Crossrail 2 route5,912m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,541 nationally

1,900

Est. population

2,543/km²

70%

Employed

66%

Degree educated

£52,900

Median income

2.9%

Claimant rate

Inner cityLow densityYoung professionals

36

Community stability

Age profile

23%
24%
27%
16%
Under 1823%
18–3424%
35–4927%
50–6416%
65+9%

Tenure

18%
30%
46%
Own outright18%
Own (mortgage)30%
Private rent46%
Social rent5%
Shared ownership0%
Rent free0%

Ethnicity

47%
22%
19%
White British47%
White Other22%
Asian19%
Black3%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine13%
No car household37%
Unemployed3%
No qualifications6%

Housing tenure (Census 2021)

Private rent46%
Social rent5%

vs. London

Income vs London+26.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
14
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
41
Local approval rate
78%
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)

2-16, 2-16, COOMBE ROAD, LONDON ROAD (144), KT283 homes
completed
158-178, 158-178, London Road, Kingston upon Thames, KT2 6QW52 homes
completed
15 (Kingstons House), 15 (Kingstons House), Coombe Road, KT2 7AB19 homes
completed
AYLIFFE CLOSE, AYLIFFE CLOSE, CAMBRIDGE ROAD, KT116 homes
completed
Jani King, 150, Jani King, 150, London Road, KT2 6QL15 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 6BU

Full postcodeKT2 6BU
Postcode districtKT2
BoroughLondon Borough of Kingston upon Thames
WardKingston Gate
Latitude51.413555
Longitude-0.290394
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