Norbiton · Kingston upon Thames · Kingston and Surbiton constituency · 51.41231, -0.28723

KT2 7AF— Norbiton, Kingston upon Thames

Location and area intelligence for KT2 7AF, Norbiton, Kingston upon Thames

The practical family move

 

Schools 100%Safety 78/100Transport 49/100Yield 3.91%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
65
Safety
78
Schools
95
Transport
49
Environment
57
Investment
59

The bottom line

KT2 7AF 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 catches: high noise levels nearby; 46 min to waterloo — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

KT2 7AF

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-2.9% vs London avg
vs London crime-36.0% vs London avg

Deep-dive guides for KT2 7AF

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

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Postcode Personality

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“The practical family move”

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How KT2 7AF 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 · 7 min walk

KS2: 111.1

★★

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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.3 incidents per 1,000 residents

Better than 70% of London
↑ Rising 466.7%

from a low base — still below London average

-30% vs borough

Crime by type

Other32%
Violence & sexual offences25%
Anti-social behaviour22%
Vehicle crime7%
Burglary6%
Drug offences4%
Robbery4%
Theft1%

Stop & search

1.5

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Surbiton Fire Station · 2.4km

Crime is 36% below London average

Property

Prices, sales volume and market trends

Avg floor area59 m²

EPC breakdown

D
8%
E
6%
G
1%

Based on 15 properties · Confidence: medium

Street mix

Terraced 50%Flat 25%Other 25%

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£147,500
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)
RoofFlat, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,878
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2021 · CAGR

+4.9%

Total change

+199%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.4%

per year

Acceleration

-91.86

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 6 sales

Property Type Mix

Total: 6 sales

Terraced66.7%
Flat/maisonette33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£82k£155k+89%1
GFC & correction2009–2012£285k£190k-33.3%1
Help-to-Buy recovery2015–2015£320k£320k+0%1
Pandemic surge2021–2021£245k£245k+0%1

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
3 min walk
Dundonald Road Tram StopTram
70 min walk
Wimbledon Underground StationDistrict
71 min walk
Richmond (London) Rail StationSouth Western Railway · Mildmay
72 min walk
Wimbledon Tram StopTram
72 min walk
No bus stops within 400m

36

Walkability score

84

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 park212m
Santander docks (800m)0
Nearest cycle dock5.9 km

Nearby car parks

🅿️
Norbiton Rail Car Park
212m

Connectivity

Broadband and mobile coverage

100%

Full fibre

88%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed453 Mbps
Median download430 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
NoiseHIGH
road
Noisier 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 AONB2% green spaceTree canopy: 40%
Less green space than 90% of London

Nearest SSSI: Richmond Park SSSI — 3.4 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

5

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 425 m
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

13

Restaurants (800m)

5

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

17

Sports (1km)

2

Convenience

Nearest supermarketAldi · 1.0 km
4 tennis courts7 swimming pools4 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)

705m

Post office

Nearby shops

Coombe Express16 m
Jeffries20 m
Sainsbury's Local266 m
BM Convenience Store623 m

Nearby cafes

Sandwich Shop3 m
Nev’s Coffee205 m
Costa463 m
Fat Boys687 m

Nearby restaurants

Fortune Cookie12 m
Sultan's Shawarma16 m
Fish! Kitchen27 m
Momtaz48 m

Nearby pubs

The Black Horse133 m
The Norbiton199 m
The Bricklayers Arms473 m
The Bull & Bush490 m

Nearby gyms

Sports Centre extension459 m
Tiffin Sports Centre462 m
Coombe Wood Lawn Tennis Club688 m
Kingsmeadow Fitness & Athletics Centre834 m

Nearby pharmacies

Hawks Pharmacy628 m

Nearby health

Kingston Satellite Dialysis Unit142 m
Churchill Medical Centre143 m
Brunswick Rooms216 m
Hanover House268 m
Food hygiene (5-star)51% of 95

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
95

High street

A

High street health

Registered businesses

JM DIY & HOUSEHOLD PRIVATE LTD
LINNEBANK LTD
SATORU TRAINING UK LIMITED
SYNCROWEAR LONDON LTD
TO KEFI LIMITED

+4 more

Investment

Investment grade, yield and market outlook

59

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 score19/100
Right-to-buy sales (5yr)Owner-occupier growth signal95

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Future outlook

36.3

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,975m
Crossrail 2 route5,717m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,538 nationally

2,058

Est. population

12,298/km²

59%

Employed

55%

Degree educated

£40,800

Median income

4.2%

Claimant rate

Inner cityHigh densityEstablished mixed

48

Community stability

Age profile

26%
23%
21%
16%
Under 1826%
18–3423%
35–4921%
50–6416%
65+12%

Tenure

26%
32%
22%
19%
Own outright26%
Own (mortgage)32%
Private rent22%
Social rent19%
Shared ownership1%
Rent free1%

Ethnicity

52%
15%
16%
White British52%
White Other15%
Asian16%
Black5%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine13%
No car household34%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent22%
Social rent19%

vs. London

Income vs London-2.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
45
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)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
38
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
31-39, 31-39, Kingston Hill, KT2 7PU16 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
16.3%
Election year
2026
MP
Ed Davey (Liberal Democrat)
MP majority
17,235
Constituency
Kingston and Surbiton

Councillors

Emily DaveyLib Dems
Olly WehringLib Dems
Sam Foulder-HughesLib 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 7AF

Full postcodeKT2 7AF
Postcode districtKT2
BoroughLondon Borough of Kingston upon Thames
WardNorbiton
Latitude51.412313
Longitude-0.287233
Parliamentary constituencyKingston and Surbiton
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
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