Kingston Gate · Kingston upon Thames · Richmond Park constituency · 51.41683, -0.29457

KT2 6HT— Kingston Gate, Kingston upon Thames

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

The practical family move

 

Schools 100%Safety 75/100Transport 35/100Yield 3.91%

Best for: Families

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

Liveability
62
Safety
75
Schools
90
Transport
35
Environment
57
Investment
54

The bottom line

KT2 6HT 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 6HT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.9% vs London avg
vs London crime-8.0% vs London avg

Deep-dive guides for KT2 6HT

🛡️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

“The practical family move”

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How KT2 6HT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Luke's CofE Primary School

Good · Inspected Nov 2021 · 2 min walk

KS2: 109.7

★★

Secondary

Tiffin School

Good · Inspected May 2022 · 7 min walk

P8: +0.86A8: 79.2

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 37 min walk

7 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

59.8 incidents per 1,000 residents

Better than 54% of London
↑ Rising 388.0%

+2% vs borough

Crime by type

Other27%
Violence & sexual offences27%
Anti-social behaviour19%
Drug offences10%
Vehicle crime10%
Burglary7%
Theft1%
Robbery0%

Stop & search

2.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kingston Fire Station · 1.6km

Crime is 8% below London average

Property

Prices, sales volume and market trends

Avg floor area91.3 m²

EPC breakdown

C
4%
D
7%
E
1%

Based on 12 properties · Confidence: medium

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£228,250
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, partial insulation (assumed)
RoofPitched, limited 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

1997–2022 · CAGR

+7.9%

Total change

+563%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.1%

per year

Acceleration

+24.18

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 19 sales

Property Type Mix

Total: 19 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£100k£135k+35.7%2.3
Post-dot-com plateau2002–2004£197k£258k+31%1.5
Pre-crash peak2005–2007£250k£315k+26%1
Help-to-Buy recovery2014–2016£497k£680k+37%1
Brexit uncertainty2017–2017£713k£713k+0%1
Pandemic surge2020–2020£605k£605k+0%1
Rate-rise correction2022–2022£660k£660k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Terraced+0.4% α
Local
7.9%
District
7.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

KingstonNational Rail
8 min walk
Richmond (London) Rail StationMildmay · South Western Railway
65 min walk
Richmond Underground StationDistrict
65 min walk
Dundonald Road Tram StopTram
76 min walk
Wimbledon Underground StationDistrict
77 min walk
No bus stops within 400m

27

Walkability score

22

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

11

Car parks (800m)

1

EV chargers (800m)

Nearest car park329m
Santander docks (800m)0
Nearest cycle dock6.2 km

Nearby car parks

🅿️
Canbury Place Car Park· yes
597m
🅿️
Seven Kings Car Park
744m

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: 13.7 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 43%
Less green space than 95% of London

Nearest SSSI: Richmond Park SSSI — 3.1 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

CANBURY & BERRYLANDS SURGERY

1 ELM ROAD, KT2 6HR

4 min walk

78%

Recommend GP

78%

Overall GP experience

7

GPs within 1km

10

Dentists within 1km

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 860 m
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

8

Restaurants (800m)

5

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

1

Convenience

Nearest supermarketOseyo · 809 m
3 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

435m

Post office

Nearby shops

Co-op (small)250 m
Bevan's Butchers498 m
Kingston Food Centre601 m
Tesco Express635 m

Nearby cafes

Boho255 m
Park Brew & Kitchen429 m
Fika499 m
139 Coffee574 m

Nearby restaurants

Cross Road Fish Bar206 m
Fish Bar - Kingston260 m
Fireaway497 m
Obon Sushi514 m

Nearby pubs

The Wych Elm42 m
The Willoughby Arms165 m
The Canbury Arms412 m
The Oak466 m

Nearby gyms

Nuffield Health Fitness & Wellbeing614 m
Tiffin Sports Centre617 m
David Lloyd623 m
Sports Centre extension640 m

Nearby pharmacies

Hawks Pharmacy971 m

Nearby health

Kingston Dental Office452 m
Brunswick Rooms548 m
Churchill Medical Centre580 m
Kingston Hill Dental Practice597 m
Food hygiene (5-star)73% of 77

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
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

THE WYCH ELM KINGSTON LIMITED

Investment

Investment grade, yield and market outlook

54

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 score18/100
Right-to-buy sales (5yr)Owner-occupier growth signal95

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Future outlook

30

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,113m
Crossrail 2 route6,159m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,761 nationally

2,039

Est. population

11,043/km²

62%

Employed

54%

Degree educated

£47,000

Median income

3.3%

Claimant rate

Inner cityHigh densityEstablished mixed

48

Community stability

Age profile

28%
19%
23%
20%
Under 1828%
18–3419%
35–4923%
50–6420%
65+12%

Tenure

22%
30%
18%
29%
Own outright22%
Own (mortgage)30%
Private rent18%
Social rent29%
Shared ownership0%
Rent free1%

Ethnicity

64%
13%
White British64%
White Other13%
Asian12%
Black3%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine16%
No car household32%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Social rent29%
Private rent18%

vs. London

Income vs London+11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
25
Local approval rate
84%
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
87 homes · KINGSTON UNIVERSITY ANNEXE, KINGSTON UNIVERSITY ANNEXE, CANBURY PARK ROAD, KT2
Pipeline pressure
NONE

Named schemes (500m)

WARWICK HOUSE, WARWICK HOUSE, ACRE ROAD, KT226 homes
completed
178 (The Former Richmond Park Tavern), 178 (The Former Richmond Park Tavern), Kings Road, KT2 5HU10 homes
completed
Land at the Keep & The Keep, Land at the Keep & The Keep, Kings Road, Kinsgton upon Thames, KT2 5UA8 homes
completed
Park Laundry, 29, Park Laundry, 29, Dagmar Road, KT27 homes
completed
92a, 92a, Kings Road, Kingston upon Thames, KT2 5HT5 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 6HT

Full postcodeKT2 6HT
Postcode districtKT2
BoroughLondon Borough of Kingston upon Thames
WardKingston Gate
Latitude51.416826
Longitude-0.294572
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