Norbiton · Kingston upon Thames · Kingston and Surbiton constituency · 51.40521, -0.27782

KT3 3RW— Norbiton, Kingston upon Thames

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 27/100Yield 3.79%⚠ Knotweed sites nearby

Best for: Families

Compare areas

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

Liveability
52
Safety
80
Schools
90
Transport
27
Environment
62
Investment
46

The bottom line

KT3 3RW offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £475,000 median — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby; 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 3RW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-8.7% vs London avg
vs London income+2.4% vs London avg
vs London crime+8.0% vs London avg

Deep-dive guides for KT3 3RW

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How KT3 3RW 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 · 3 min walk

KS2: 104.0

★★

Secondary

Coombe Girls' School

Good · Inspected May 2024 · 15 min walk

P8: +0.73A8: 58.1

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 26 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

97

Road safety score

3

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Surbiton Fire Station · 2.0km

Crime is +8% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£475,000

Median sale price

9% below London median

£475,000 is 9% below the London median (£520,000)

-8.3%

This year

Terraced

Dominant type

Price history

5-year change
+8.6%
Sales (24 months)5
New build0.0%
Avg semi-detached£570,000
Avg terraced£470,000
Price per m²£6,757/m²
Price per ft²£628/ft²
Avg floor area71.2 m²

EPC breakdown

C
30%
D
17%
E
1%

Based on 48 properties · Confidence: high

Street mix

Semi 21%Terraced 76%Detached 3%

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£11,250
First-time buyerFTB
£2,500
Additional propertyBTL/2nd
£25,500

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

11.0×

Price-to-income

£2,376/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£178,000
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,113
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5%

Total change

+336%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.8%

per year

Acceleration

-13.96

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £200k–£250k · 173 sales

Property Type Mix

Total: 173 sales

Detached2.9%
Semi-detached21.4%
Terraced75.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£101k£145k+44%15.5
Post-dot-com plateau2001–2004£176k£225k+27.6%7.2
Pre-crash peak2005–2007£235k£272k+15.8%4
GFC & correction2008–2012£271k£250k-7.8%2
Help-to-Buy recovery2013–2016£302k£345k+14.2%1.8
Brexit uncertainty2017–2019£560k£390k-30.4%1.3
Pandemic surge2020–2021£500k£438k-12.5%2.5
Rate-rise correction2022–2023£455k£450k-1.1%3
Current market2024–2025£478k£440k-7.9%3.5

Price Trajectory by Type

DetachedSemi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+-1.1% alpha

Weakest performer

Detached

-4.2% alpha

Semi-detached-1.1% α
Local
5.7%
District
6.8%
Terraced-1.6% α
Local
5.6%
District
7.2%
Detached-4.2% α
Local
8.8%
District
13%

CAGR over 29yr 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 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
63 min walk
Wimbledon Underground StationDistrict
66 min walk
Wimbledon Tram StopTram
66 min walk
Merton Park Tram StopTram
68 min walk
No bus stops within 400m

25

Walkability score

51

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 park226m
Santander docks (800m)0
Nearest cycle dock5.7 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
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 AONB18% green spaceTree canopy: 31%
Above average green space

Nearest SSSI: Richmond Park SSSI — 4.1 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

11 min walk

2

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 1.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

4

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Berrylands (818 m)

Nearest supermarketM&S Food · 1.5 km
4 tennis courts1 swimming pools2 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

Londis263 m
Spar366 m
Tesco Express460 m
Coombe Food & Wine480 m

Nearby cafes

Crave314 m
Sunshine Cafe329 m
Fat Boys386 m
Private Shop402 m

Nearby restaurants

Smokings kitchen358 m
Moksha430 m
KingFish447 m
Jeju451 m

Nearby pubs

Berrylands818 m

Nearby gyms

Park Tennis Kingston250 m
Kingsmeadow Fitness & Athletics Centre416 m
Pilates in Surbiton794 m
King's College Sports Ground1.1 km

Nearby health

Dr Rupa Patel72 m
SNS Dental Practice295 m
Tooth Doc317 m
Triangle Dental Clinic420 m
Food hygiene (5-star)69% of 42

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
95

High street

E

High street health

Registered businesses

ALLOURE ESTATES LIMITED
BOLDLY LTD
FARLEY & PARTNERS CONSULTING SERVICES LIMITED
FITNESS FUN MACHINE LIMITED
FRANCAN LTD

+10 more

Investment

Investment grade, yield and market outlook

46

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 score19/100
Right-to-buy sales (5yr)Owner-occupier growth signal95
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

21/100

Velocity score

Future outlook

44.2

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,936m
Crossrail 2 route5,287m

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%
Price vs London-8.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Local approval rate
63%
Borough approval rate
62%
Historic landfill (400m)
1
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)
326
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
THE MOUNT SCHOOL, THE MOUNT SCHOOL, DICKERAGE LANE, KT372 homes
completed
1-35, 1-35, Waters Square, KT1 3LD20 homes
completed
DICKERAGE WORKS, DICKERAGE WORKS, WARWICK ROAD, KT312 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£475,000)

£11,250

Standard buyer

£2,500

First-time buyer

Save £8,750

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 KT3 3RW

Full postcodeKT3 3RW
Postcode districtKT3
BoroughLondon Borough of Kingston upon Thames
WardNorbiton
Latitude51.405206
Longitude-0.277823
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