Kingston Gate · Kingston upon Thames · Richmond Park constituency · 51.41364, -0.29284

KT2 6LF— Kingston Gate, Kingston upon Thames

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 41/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
71
Safety
80
Schools
90
Transport
41
Environment
57
Investment
46

The bottom line

KT2 6LF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers 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 6LF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+11.9% vs London avg
vs London crime-47.0% vs London avg

Deep-dive guides for KT2 6LF

🛡️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 6LF 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 · 5 min walk

KS2: 109.7

★★

Secondary

Tiffin School

Good · Inspected May 2022 · 4 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 · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

34.5 incidents per 1,000 residents

Better than 75% of London
↑ Rising 472.7%

from a low base — still below London average

-41% vs borough

Crime by type

Other29%
Violence & sexual offences29%
Anti-social behaviour16%
Drug offences13%
Vehicle crime10%
Burglary3%
Robbery2%
Theft0%

Stop & search

1.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kingston Fire Station · 2.0km

Crime is 47% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,785/m²
Price per ft²£630/ft²
Avg floor area108.7 m²

EPC breakdown

D
13%
E
6%
F
1%

Based on 20 properties · Confidence: medium

Street mix

Semi 13%Terraced 77%Detached 10%

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£271,750
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
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

+7.5%

Total change

+704%

Market Activity

Price Velocity & Acceleration

Current Velocity

-35.1%

per year

Acceleration

-75.80

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £600k–£700k · 30 sales

Property Type Mix

Total: 30 sales

Detached10%
Semi-detached13.3%
Terraced76.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£91k£211k+133.1%1.8
Post-dot-com plateau2001–2003£215k£305k+41.9%1.7
Pre-crash peak2005–2005£290k£290k+0%1
GFC & correction2008–2011£426k£450k+5.8%1
Help-to-Buy recovery2016–2016£656k£656k+0%2
Brexit uncertainty2017–2019£623k£716k+15%1
Pandemic surge2020–2021£825k£838k+1.5%2
Rate-rise correction2022–2023£798k£1.12m+40.7%2
Current market2025–2025£728k£728k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.5% alpha

Terraced+0.5% α
Local
8.7%
District
8.2%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

34

Walkability score

54

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 park77m
Santander docks (800m)0
Nearest cycle dock6.2 km

Nearby car parks

🅿️
Norbiton Rail Car Park
610m
🅿️
Canbury Place Car Park· yes
619m
🅿️
Cattle Market Car Park
630m

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 waterLOW
Low
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 83% of London
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.8 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 34%
Less green space than 84% 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

CANBURY & BERRYLANDS SURGERY

1 ELM ROAD, KT2 6HR

4 min walk

78%

Recommend GP

78%

Overall GP experience

6

GPs within 1km

4

Dentists within 1km

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 722 m
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

14

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketOseyo · 667 m
3 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)

609m

Post office

Nearby shops

Jeffries398 m
Coombe Express402 m
Tesco Express545 m
Kingston Food Centre561 m

Nearby cafes

Sandwich Shop416 m
SLRP coffee490 m
Old London Road521 m
Park Brew & Kitchen600 m

Nearby restaurants

Ramos Turkish Restaurant314 m
Yolo330 m
Rozana413 m
New Devi Tandoori419 m

Nearby pubs

The Canbury Arms258 m
The Norbiton267 m
The Willoughby Arms293 m
The Black Horse394 m

Nearby gyms

Tiffin Sports Centre267 m
Sports Centre extension286 m
David Lloyd496 m
Opening 2027622 m

Nearby pharmacies

Hawks Pharmacy614 m

Nearby health

Kingston Dental Office273 m
Churchill Medical Centre320 m
SEON Vision342 m
Brunswick Rooms349 m
Food hygiene (5-star)57% of 107

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BLR TEST CONSULTANCY LIMITED
CANBURY PLACE PROPERTIES LTD
LESTER BURNETT LIMITED
ODVA LTD
S MCCALL LTD

Investment

Investment grade, yield and market outlook

46

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 score22/100
Right-to-buy sales (5yr)Owner-occupier growth signal95
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

60.1

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,209m
Crossrail 2 route6,079m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,280 nationally

1,825

Est. population

11,148/km²

70%

Employed

65%

Degree educated

£47,000

Median income

1.4%

Claimant rate

Inner cityHigh densityYoung professionals

57

Community stability

Age profile

30%
13%
28%
20%
Under 1830%
18–3413%
35–4928%
50–6420%
65+9%

Tenure

28%
52%
17%
Own outright28%
Own (mortgage)52%
Private rent17%
Social rent3%

Ethnicity

66%
17%
White British66%
White Other17%
Asian8%
Black0%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine9%
No car household22%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent17%
Social rent3%

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)
3
Development activity
low
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
30
Local approval rate
77%
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
87 homes · KINGSTON UNIVERSITY ANNEXE, KINGSTON UNIVERSITY ANNEXE, CANBURY PARK ROAD, 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
2, 2, GORDON ROAD, KT2 6BS40 homes
completed
LAND NORTH SIDE, LAND NORTH SIDE, CROMWELL ROAD, KT233 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 6LF

Full postcodeKT2 6LF
Postcode districtKT2
BoroughLondon Borough of Kingston upon Thames
WardKingston Gate
Latitude51.413645
Longitude-0.292835
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