Kingston Gate · Kingston upon Thames · Richmond Park constituency · 51.42104, -0.28072

KT2 7TU— Kingston Gate, Kingston upon Thames

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

The family fortress

 

Schools 100%Safety 83/100Transport 22/100Yield 5.54%

Best for: Families, Owner-occupiers

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

Liveability
56
Safety
83
Schools
90
Transport
22
Environment
86
Investment
64

The bottom line

KT2 7TU offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £324,975 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 60 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

KT2 7TU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-37.5% vs London avg
vs London income+26.0% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for KT2 7TU

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

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“The family fortress”

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How KT2 7TU 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 · 7 min walk

KS2: 107.9

★★

Secondary

Tiffin School

Good · Inspected May 2022 · 18 min walk

P8: +0.86A8: 79.2

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 45 min walk

4 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Kingston Fire Station · 2.0km

Crime is 23% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£324,975

Median sale price

Bottom 25% — 38% below London median

£324,975 is 38% below the London median (£520,000)

-39.3%

This year

Flat

Dominant type

Price history

5-year change
-18.8%
Sales (24 months)6
New build0.0%
Avg semi-detached£1,150,000
Avg terraced£1,025,000
Avg flat£278,475
Price per m²£4,931/m²
Price per ft²£458/ft²
Avg floor area68.8 m²

EPC breakdown

C
10%
D
29%
E
19%
F
2%

Based on 60 properties · Confidence: high

Street mix

Semi 10%Terraced 16%Detached 3%Flat 71%

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

Stamp duty

Standard buyer£3,749
First-time buyerFTB
£0
Additional propertyBTL/2nd
£13,498

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

6.1×

Price-to-income

£1,626/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£172,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £3,052
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+8.3%

Total change

+1072%

Market Activity

Price Velocity & Acceleration

Current Velocity

+149.2%

per year

Acceleration

+132.50

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £350k–£400k · 145 sales

Property Type Mix

Total: 145 sales

Detached2.8%
Semi-detached10.3%
Terraced15.9%
Flat/maisonette71%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£120k+101.6%7.7
Post-dot-com plateau2001–2004£136k£210k+54.7%5.8
Pre-crash peak2005–2007£182k£410k+125.6%6.3
GFC & correction2008–2012£235k£185k-21.3%3.2
Help-to-Buy recovery2013–2016£459k£403k-12.3%3.2
Brexit uncertainty2017–2019£395k£378k-4.4%2.7
Pandemic surge2020–2021£334k£400k+19.8%4.5
Rate-rise correction2022–2023£430k£584k+35.8%2.5
Current market2024–2026£240k£698k+190.6%2

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.5% alpha

Weakest performer

Semi-detached

-4.8% alpha

Flat/maisonette-0.5% α
Local
5.4%
District
5.9%
Terraced-0.7% α
Local
11.7%
District
12.4%
Semi-detached-4.8% α
Local
4.6%
District
9.4%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position10

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
12 min walk
Richmond (London) Rail StationMildmay · South Western Railway
61 min walk
Richmond Underground StationDistrict
61 min walk
Dundonald Road Tram StopTram
64 min walk
Wimbledon Underground StationDistrict
64 min walk
No bus stops within 400m

16

Walkability score

50

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria66 min ↑
Waterloo ★60 min
Canary Wharf78 min ↑
City70 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 park100m
Santander docks (800m)0
Nearest cycle dock5.2 km

Nearby car parks

🅿️
Kingston Gate Car Park
317m

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed494 Mbps
Median download448 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: 12.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 28%
More green space than 99% of London

Nearest SSSI: Richmond Park SSSI — 2.3 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): 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

6 min walk

63%

Recommend GP

63%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 704 m
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

23

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Park Tavern (505 m)

No restaurants within 800m — nearest: Papa John's (877 m)

Nearest supermarketOseyo · 1.8 km
11 tennis courts11 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

636m

Post office

Nearby shops

Sainsbury's Local968 m

Nearby cafes

Colicci Coffee419 m
Fika605 m
Park Brew & Kitchen642 m
Costa727 m

Nearby restaurants

Papa John's877 m
Domino's882 m
New Devi Tandoori888 m
Rozana895 m

Nearby pubs

The Park Tavern505 m
The Albert579 m
The Black Horse951 m

Nearby gyms

Coombe Wood Lawn Tennis Club583 m

Nearby health

Phlebotomy / Blood Tests670 m
Kingston Hospital695 m
Kingston Hill Dental Practice816 m
Brunswick Rooms909 m
Food hygiene (5-star)56% of 18

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
95

High street

E

High street health

Registered businesses

CLOVER TRADES LIMITED
COLINDO LONDON LTD
COLUMBIA LAKE PARTNERS GROWTH LENDING (HOLDINGS SUB), LIMITED
COLUMBIA LAKE PARTNERS MANAGER, LLP
FULL POWER UP LTD

+3 more

Investment

Investment grade, yield and market outlook

64

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
5.5% (good)London avg: 3.8%Strong yield — top 15% of London
Gentrification score13/100
Right-to-buy sales (5yr)Owner-occupier growth signal95
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

48.7

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,051m
Crossrail 2 route5,176m

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%
Price vs London-37.5%

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)
21
Local approval rate
52%
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)
42
Largest scheme
41 homes · Cumberland House, Flat 1, Kingston Hill, KT2 7LH
Pipeline pressure
NONE

Named schemes (500m)

Cumberland House, Flat 1, Kingston Hill, KT2 7LH41 homes
completed
The Well House, The Well House, George Road, KT2 7NR4 homes
completed
101-103, 101-103, Kingston Hill, KT2 7PZ4 homes
completed
Coombe Bury, Coombe Bury, Kingston Hill, Kingston upon Thames, KT2 7JG2 homes
completed
14C, 14C, Liverpool Road, Kingston upon Thames, KT2 7SZ1 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£324,975)

£3,749

Standard buyer

£0

First-time buyer

Save £3,749

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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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 7TU

Full postcodeKT2 7TU
Postcode districtKT2
BoroughLondon Borough of Kingston upon Thames
WardKingston Gate
Latitude51.421039
Longitude-0.280723
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