Norbiton · Kingston upon Thames · Kingston and Surbiton constituency · 51.40420, -0.27431

KT3 3FD— Norbiton, Kingston upon Thames

Location and area intelligence for KT3 3FD, Norbiton, Kingston upon Thames

The family fortress

 

Schools 100%Safety 80/100Transport 26/100Yield 3.82%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
56
Safety
80
Schools
90
Transport
26
Environment
64
Investment
52

The bottom line

KT3 3FD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: 58 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

KT3 3FD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+2.4% vs London avg
vs London crime+8.0% vs London avg

Deep-dive guides for KT3 3FD

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How KT3 3FD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

King's Oak Primary School

Not yet inspected · 1 min walk

KS2: 104.0

★★

Secondary

Coombe Girls' School

Good · Inspected May 2024 · 13 min walk

P8: +0.73A8: 58.1

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

70.3 incidents per 1,000 residents

Higher crime than 54% of London
→ Stable

+20% vs borough

Crime by type

Other32%
Violence & sexual offences31%
Anti-social behaviour16%
Vehicle crime7%
Theft5%
Drug offences4%
Robbery3%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Surbiton Fire Station · 2.1km

Crime is +8% above London average

Property

Prices, sales volume and market trends

Avg floor area82.8 m²

EPC breakdown

B
9%

Based on 9 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£207,000
Rebuild cost per m²£2,500/m²

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

Construction era2023
WallsAverage thermal transmittance 0.19 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £2,113
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2022–2023 · CAGR

+-32.7%

Total change

-33%

Market Activity

Price Velocity & Acceleration

Current Velocity

-32.7%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 5 sales

Property Type Mix

Total: 5 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Rate-rise correction2022–2023£544k£366k-32.7%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-22.4% alpha

Flat/maisonette-22.4% α
Local
-32.7%
District
-10.3%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

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

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

BerrylandsNational Rail
9 min walk
Dundonald Road Tram StopTram
61 min walk
Wimbledon Underground StationDistrict
63 min walk
Wimbledon Tram StopTram
64 min walk
Merton Park Tram StopTram
65 min walk
No bus stops within 400m

29

Walkability score

56

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge67 min ↑
Victoria66 min ↑
Waterloo ★58 min
Canary Wharf77 min ↑
City68 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 park117m
Santander docks (800m)0
Nearest cycle dock5.6 km

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: 13.7 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 19%
More green space than 81% of London

Nearest SSSI: Richmond Park SSSI — 4.2 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): 3

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 yield854.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

SELDOC HEALTHCARE

HANOVER HOUSE, 76 COOMBE ROAD, KT2 7AZ

14 min walk

0

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 1.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

4

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

12

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Berrylands (811 m)

Nearest supermarketM&S Food · 1.3 km
7 tennis courts2 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)

1.7km

Post office

Nearby shops

Londis62 m
Tesco Express500 m
Coombe Food & Wine505 m
Spar635 m

Nearby cafes

Crave104 m
Sunshine Cafe109 m
Private Shop145 m
Madeira Beach Cafe164 m

Nearby restaurants

Smokings kitchen125 m
Moksha181 m
Jeju190 m
KingFish467 m

Nearby pubs

Berrylands811 m

Nearby gyms

Park Tennis Kingston162 m
Kingsmeadow Fitness & Athletics Centre668 m
Pilates in Surbiton786 m
King's College Sports Ground935 m

Nearby health

Tooth Doc80 m
Dr Rupa Patel244 m
Triangle Dental Clinic452 m
SNS Dental Practice564 m
Food hygiene (5-star)60% of 53

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

52

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score16/100
Right-to-buy sales (5yr)Owner-occupier growth signal95

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Future outlook

18.8

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,819m
Crossrail 2 route5,099m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,219 nationally

1,579

Est. population

13,196/km²

56%

Employed

34%

Degree educated

£43,000

Median income

5.8%

Claimant rate

SuburbanHigh densityMixed

38

Community stability

Age profile

29%
22%
22%
17%
Under 1829%
18–3422%
35–4922%
50–6417%
65+10%

Tenure

17%
22%
34%
27%
Own outright17%
Own (mortgage)22%
Private rent34%
Social rent27%
Shared ownership0%
Rent free0%

Ethnicity

42%
16%
24%
White British42%
White Other16%
Asian24%
Black5%
Mixed4%
Other10%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine22%
No car household28%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Private rent34%
Social rent27%

vs. London

Income vs London+2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
7
Local approval rate
86%
Borough approval rate
62%
Opportunity area
No
CIL rate (residential)
£165/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
303
Largest scheme
297 homes · 229-255 And 277-279 Kingston Road New Malden KT3 3SW, 235, 253, Kingston Road, KT3 3SW
Pipeline pressure
NONE

Named schemes (500m)

229-255 And 277-279 Kingston Road New Malden KT3 3SW, 235, 253, Kingston Road, KT3 3SW297 homes
completed
CALIFORNIA ROAD DEPOT, CALIFORNIA ROAD DEPOT, CALIFORNIA ROAD, KT3162 homes
completed
SPRINGFIELD HOSPITAL, SPRINGFIELD HOSPITAL, KINGSTON ROAD, KT3103 homes
completed
THE MOUNT SCHOOL, THE MOUNT SCHOOL, DICKERAGE LANE, KT372 homes
completed
Crown House and land rear of, 165, Crown House and land rear of, 165, Kingston Road, New Malden, KT3 3ST68 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 KT3 3FD

Full postcodeKT3 3FD
Postcode districtKT3
BoroughLondon Borough of Kingston upon Thames
WardNorbiton
Latitude51.404201
Longitude-0.274309
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
Survey