Kingston Gate · Kingston upon Thames · Richmond Park constituency · 51.41676, -0.28347

KT2 7PY— Kingston Gate, Kingston upon Thames

Location and area intelligence for KT2 7PY, Kingston Gate, Kingston upon Thames

The family fortress

 

Schools 100%Safety 80/100Transport 41/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong for families — high safety and school scores

Liveability
65
Safety
80
Schools
90
Transport
41
Environment
86
Investment
49

The bottom line

KT2 7PY offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families 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.

Less suited to Car-free commuters.

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Location

KT2 7PY

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+26.0% vs London avg
vs London crime+9.0% vs London avg

Deep-dive guides for KT2 7PY

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How KT2 7PY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Paul's CofE Primary School, Kingston Hill

Not yet inspected · 3 min walk

KS2: 107.9

★★

Secondary

Tiffin School

Good · Inspected May 2022 · 13 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 · 38 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

70.7 incidents per 1,000 residents

Higher crime than 54% of London
→ Stable

+20% vs borough

Crime by type

Other34%
Violence & sexual offences29%
Vehicle crime9%
Burglary9%
Anti-social behaviour8%
Theft6%
Drug offences3%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kingston Fire Station · 2.1km

Crime is +9% above 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£5,228/m²
Price per ft²£486/ft²
Avg floor area76.3 m²

EPC breakdown

C
17%
D
15%
E
1%
F
1%

Based on 34 properties · Confidence: high

Street mix

Flat 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£190,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,878
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.2%

Total change

+500%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.3%

per year

Acceleration

-7.59

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 56 sales

Property Type Mix

Total: 56 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£155k+138.3%2.8
Post-dot-com plateau2001–2004£154k£247k+60.9%2
Pre-crash peak2005–2007£228k£285k+25.3%3
GFC & correction2008–2012£286k£264k-7.9%1.2
Help-to-Buy recovery2013–2016£270k£350k+29.6%1.5
Brexit uncertainty2017–2019£405k£423k+4.3%1.3
Pandemic surge2020–2021£400k£435k+8.7%1.5
Rate-rise correction2022–2023£438k£430k-1.7%1.5
Current market2025–2025£390k£390k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Flat/maisonette+0.6% α
Local
7.3%
District
6.7%

CAGR over 27yr 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 3

Moderate

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

Nearby stations

NorbitonNational Rail
6 min walk
Dundonald Road Tram StopTram
66 min walk
Richmond (London) Rail StationSouth Western Railway · Mildmay
66 min walk
Richmond Underground StationDistrict
66 min walk
Wimbledon Underground StationDistrict
67 min walk
No bus stops within 400m

24

Walkability score

53

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 park63m
Santander docks (800m)0
Nearest cycle dock5.6 km

Nearby car parks

🅿️
Norbiton Rail Car Park
464m
🅿️
Kingston Gate Car Park
570m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Richmond Park SSSI — 2.8 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

FAIRHILL MEDICAL PRACTICE

81 KINGSTON HILL, KT2 7PX

1 min walk

63%

Recommend GP

63%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 223 m
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

25

Parks (1km)

8

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

21

Sports (1km)

0

Convenience

Nearest supermarketOseyo · 1.4 km
9 tennis courts11 swimming pools1 sports halls

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)

431m

Post office

Nearby shops

Sainsbury's Local474 m
Coombe Express566 m
Jeffries569 m
Spar1.1 km

Nearby cafes

Costa281 m
Park Brew & Kitchen429 m
Colicci Coffee465 m
Nev’s Coffee481 m

Nearby restaurants

Papa John's372 m
Domino's377 m
New Devi Tandoori384 m
Rozana391 m

Nearby pubs

The Albert67 m
The Park Tavern417 m
The Black Horse445 m
The Norbiton512 m

Nearby gyms

Coombe Wood Lawn Tennis Club315 m

Nearby health

Kingston Hospital213 m
Phlebotomy / Blood Tests224 m
Kingston Hill Dental Practice319 m
Brunswick Rooms419 m
Food hygiene (5-star)58% of 62

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

GLOBAL RISE CIC
KVM TRANSPORT LTD
THE PHILOMATHS LTD

Investment

Investment grade, yield and market outlook

49

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 score19/100
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

54.5

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,476m
Crossrail 2 route5,391m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,399 nationally

1,373

Est. population

7,358/km²

59%

Employed

57%

Degree educated

£52,900

Median income

4.3%

Claimant rate

Inner cityHigh densityYoung professionals

29

Community stability

Age profile

21%
26%
22%
19%
Under 1821%
18–3426%
35–4922%
50–6412%
65+19%

Tenure

18%
15%
52%
15%
Own outright18%
Own (mortgage)15%
Private rent52%
Social rent15%
Shared ownership0%
Rent free0%

Ethnicity

37%
15%
28%
White British37%
White Other15%
Asian28%
Black4%
Mixed6%
Other10%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine15%
No car household47%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Private rent52%
Social rent15%

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)
32
Local approval rate
59%
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)
60
Largest scheme
54 homes · ROYAL EYE HOSPITAL, ROYAL EYE HOSPITAL, COOMBE ROAD, KT2
Pipeline pressure
NONE

Named schemes (500m)

Cumberland House, Flat 1, Kingston Hill, KT2 7LH41 homes
completed
ELM CROFT, ELM CROFT, GALSWORTHY ROAD, KT2 7BS39 homes
completed
KINGSTON HOSPITAL, KINGSTON HOSPITAL, GALSWORTHY ROAD, KT227 homes
completed
CHICHESTER HOUSE, 34, CHICHESTER HOUSE, 34, GALSWORTHY ROAD, KT216 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
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 7PY

Full postcodeKT2 7PY
Postcode districtKT2
BoroughLondon Borough of Kingston upon Thames
WardKingston Gate
Latitude51.416763
Longitude-0.283472
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