Green Lane & St James · Kingston upon Thames · Kingston and Surbiton constituency · 51.39675, -0.27213

KT3 5EY— Green Lane & St James, Kingston upon Thames

Location and area intelligence for KT3 5EY, Green Lane & St James, Kingston upon Thames

The family fortress

 

Schools 100%Safety 86/100Transport 32/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
64
Safety
86
Schools
90
Transport
32
Environment
68
Investment
39

The bottom line

KT3 5EY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 50 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

KT3 5EY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+11.2% vs London avg
vs London crime-51.0% vs London avg

Deep-dive guides for KT3 5EY

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How KT3 5EY 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 · 11 min walk

KS2: 104.0

★★

Secondary

The Holy Cross School

Good · Inspected May 2022 · 9 min walk

P8: +0.95A8: 58.7

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 · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

32.1 incidents per 1,000 residents

Better than 77% of London
→ Stable

-45% vs borough

Crime by type

Anti-social behaviour25%
Violence & sexual offences23%
Other20%
Vehicle crime20%
Drug offences7%
Burglary5%
Theft0%
Robbery0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Surbiton Fire Station · 1.9km

Crime is 51% below 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.

KT3 district median

£470,750

Based on 117 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,527/m²
Price per ft²£606/ft²
Avg floor area85.2 m²

EPC breakdown

C
1%
D
9%
E
2%

Based on 12 properties · Confidence: medium

Street mix

Semi 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 yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£213,000
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,583
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.5%

Total change

+524%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.0%

per year

Acceleration

-50.78

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 36 sales

Property Type Mix

Total: 36 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£90k£189k+110%2
Post-dot-com plateau2001–2004£192k£282k+46.9%1.8
Pre-crash peak2005–2007£250k£343k+37%3
GFC & correction2009–2010£283k£327k+15.8%1
Help-to-Buy recovery2014–2015£438k£390k-11%2
Brexit uncertainty2017–2017£460k£460k+0%1
Pandemic surge2021–2021£639k£639k+0%2
Current market2025–2025£562k£562k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.6% alpha

Semi-detached+0.6% α
Local
7.3%
District
6.7%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
Berrylands→ Waterloo· 2 tph
29 min

Nearby stations

BerrylandsNational Rail
8 min walk
Dundonald Road Tram StopTram
63 min walk
Merton Park Tram StopTram
66 min walk
Wimbledon Underground StationDistrict
66 min walk
Wimbledon Tram StopTram
67 min walk
No bus stops within 400m

23

Walkability score

27

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria68 min ↑
Waterloo ★50 min
Canary Wharf68 min ↑
City60 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park103m
Santander docks (800m)0
Nearest cycle dock5.9 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: 14.2 km away✗ Not Green Belt✗ Not AONB38% green spaceTree canopy: 55%
More green space than 91% of London

Nearest SSSI: Richmond Park SSSI — 5.0 km

Energy

Solar: 851 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): None recorded

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 yield851.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

SUNRAY SURGERY

97 WARREN DRIVE SOUTH, TOLWORTH, KT5 9QD

20 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalThe Groves Medical Centre · 1.7 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

3

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

16

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Berrylands (607 m)

Nearest supermarketM&S Food · 1.2 km
8 tennis courts1 swimming pools5 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)

1.0km

Post office

Nearby shops

Stuart's News607 m
Londis801 m

Nearby cafes

Brewsters Coffee House535 m
King Cafe649 m
Madeira Beach Cafe688 m
Private Shop715 m

Nearby restaurants

Moksha677 m
Jeju692 m
Smokings kitchen718 m
Tongdak722 m

Nearby pubs

Berrylands607 m
Woodies Freehouse611 m

Nearby gyms

King's College Sports Ground132 m
LSE Sports Ground394 m
Pilates in Surbiton598 m
King's College Sports Ground (Woodies)697 m

Nearby health

Tooth Doc763 m
Dr Rupa Patel953 m
Tolworth Rise Practice976 m
Food hygiene (5-star)59% of 44

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
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

ENI CONSULTING LIMITED
EVYCLEAN LIMITED
WAHID LTD

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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 score20/100
Right-to-buy sales (5yr)Owner-occupier growth signal95
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

54.6

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,255m
Crossrail 2 route5,332m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,792 nationally

1,370

Est. population

5,861/km²

52%

Employed

51%

Degree educated

£46,700

Median income

4.2%

Claimant rate

SuburbanMedium densityOwner occupiers / families

53

Community stability

Age profile

23%
14%
22%
19%
22%
Under 1823%
18–3414%
35–4922%
50–6419%
65+22%

Tenure

36%
34%
19%
Own outright36%
Own (mortgage)34%
Private rent19%
Social rent9%
Shared ownership1%
Rent free0%

Ethnicity

47%
28%
White British47%
White Other12%
Asian28%
Black2%
Mixed3%
Other8%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine15%
No car household15%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent19%
Social rent9%

vs. London

Income vs London+11.2%

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)
12
Local approval rate
75%
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)
2
Largest scheme
162 homes · CALIFORNIA ROAD DEPOT, CALIFORNIA ROAD DEPOT, CALIFORNIA ROAD, KT3
Pipeline pressure
NONE

Named schemes (500m)

27, 27, Green Lane, New Malden, KT3 5BN2 homes
completed
6, 6, Hawkhurst Way, KT3 5BS2 homes
completed
LAND ADJ TO 1, LAND ADJ TO 1, BAZALGETTE CLOSE, KT3 5HG1 homes
completed
30-32, 30-32, Bazalgette Gardens, KT31 homes
completed

Politics

Local councillors and MP

Ward majority
Kingston Independent Residents Group
Ward majority vote
22.7%
Election year
2026
MP
Ed Davey (Liberal Democrat)
MP majority
12,610
Constituency
Wimbledon

Councillors

James GilesKingston Independent Residents Group
Yvonne TraceyKingston Independent Residents Group

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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 5EY

Full postcodeKT3 5EY
Postcode districtKT3
BoroughLondon Borough of Kingston upon Thames
WardGreen Lane & St James
Latitude51.396750
Longitude-0.272131
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