Kingston Gate · Kingston upon Thames · Richmond Park constituency · 51.41979, -0.28552

KT2 7SY— Kingston Gate, Kingston upon Thames

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

The family fortress

 

Schools 100%Safety 83/100Transport 32/100Yield 3.91%

Best for: Families, Owner-occupiers

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

Liveability
65
Safety
83
Schools
90
Transport
32
Environment
86
Investment
53

The bottom line

KT2 7SY offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 46 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

KT2 7SY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+26.0% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for KT2 7SY

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How KT2 7SY 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 · 4 min walk

KS2: 107.9

★★

Secondary

Tiffin School

Good · Inspected May 2022 · 14 min walk

P8: +0.86A8: 79.2

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.9 incidents per 1,000 residents

Better than 63% of London
→ Stable

-15% vs borough

Crime by type

Other31%
Violence & sexual offences21%
Vehicle crime15%
Anti-social behaviour12%
Burglary11%
Drug offences9%
Robbery1%
Theft0%

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 · 1.8km

Crime is 23% below London average

Property

Prices, sales volume and market trends

Avg floor area77 m²

EPC breakdown

C
3%
D
3%

Based on 6 properties · Confidence: low

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

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£192,500
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
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £3,052
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2018 · CAGR

+6.3%

Total change

+218%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.9%

per year

Acceleration

-128.95

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £500k–£600k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£143k£143k+0%1
Pre-crash peak2005–2005£229k£229k+0%1
GFC & correction2008–2011£218k£250k+14.8%1
Brexit uncertainty2017–2018£535k£455k-15%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Norbiton→ Waterloo· 6 tph
31 min

Nearby stations

NorbitonNational Rail
10 min walk
Richmond (London) Rail StationMildmay · South Western Railway
62 min walk
Richmond Underground StationDistrict
62 min walk
Dundonald Road Tram StopTram
68 min walk
Wimbledon Underground StationDistrict
69 min walk
No bus stops within 400m

21

Walkability score

46

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park224m
Santander docks (800m)0
Nearest cycle dock5.6 km

Nearby car parks

🅿️
Kingston Gate Car Park
224m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 61%
More green space than 99% of London

Nearest SSSI: Richmond Park SSSI — 2.5 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

FAIRHILL MEDICAL PRACTICE

81 KINGSTON HILL, KT2 7PX

4 min walk

63%

Recommend GP

63%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 587 m
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

4

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

18

Sports (1km)

0

Convenience

Nearest supermarketOseyo · 1.5 km
7 tennis courts10 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)

276m

Post office

Nearby shops

Co-op (small)715 m
Sainsbury's Local823 m
Coombe Express841 m
Jeffries843 m

Nearby cafes

Colicci Coffee108 m
Fika255 m
Park Brew & Kitchen283 m
Costa646 m

Nearby restaurants

Cross Road Fish Bar548 m
Papa John's637 m
Domino's641 m
New Devi Tandoori647 m

Nearby pubs

The Park Tavern145 m
The Albert407 m
The Willoughby Arms618 m
The Wych Elm672 m

Nearby gyms

Coombe Wood Lawn Tennis Club619 m

Nearby health

Kingston Hill Dental Practice570 m
Kingston Hospital577 m
Phlebotomy / Blood Tests587 m
Brunswick Rooms642 m
Food hygiene (5-star)60% of 42

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

E

High street health

Registered businesses

FUNKY FLY MUSIC LTD
RGCLEANERS LTD
UKAUS SERVICES LTD

Investment

Investment grade, yield and market outlook

53

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 score20/100
Right-to-buy sales (5yr)Owner-occupier growth signal95

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Future outlook

38.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,405m
Crossrail 2 route5,512m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,336 nationally

1,502

Est. population

10,894/km²

65%

Employed

67%

Degree educated

£52,900

Median income

3.9%

Claimant rate

SuburbanHigh densityOwner occupiers / families

48

Community stability

Age profile

27%
15%
27%
15%
16%
Under 1827%
18–3415%
35–4927%
50–6415%
65+16%

Tenure

35%
32%
31%
Own outright35%
Own (mortgage)32%
Private rent31%
Social rent1%
Shared ownership1%

Ethnicity

49%
19%
17%
White British49%
White Other19%
Asian17%
Black2%
Mixed5%
Other9%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine6%
No car household19%
Unemployed3%
No qualifications6%

Housing tenure (Census 2021)

Private rent31%
Social rent1%

vs. London

Income vs London+26.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
20
Local approval rate
50%
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)
41
Largest scheme
41 homes · Cumberland House, Flat 1, Kingston Hill, KT2 7LH
Pipeline pressure
NONE

Named schemes (500m)

31-39, 31-39, Kingston Hill, KT2 7PU16 homes
completed
41, 41, KINGSTON HILL, KT2 7PS10 homes
completed
Side and Rear of 55, Side and Rear of 55, Kingston Hill, Kingston upon Thames, KT2 7PS9 homes
completed
48, 48, Kingston Hill, Kingston upon Thames, KT2 7NH9 homes
completed
43-45, 43-45, Kingston Hill, KT26 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 7SY

Full postcodeKT2 7SY
Postcode districtKT2
BoroughLondon Borough of Kingston upon Thames
WardKingston Gate
Latitude51.419788
Longitude-0.285516
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