St Mark's & Seething Wells · Kingston upon Thames · Kingston and Surbiton constituency · 51.39723, -0.29705

KT5 8AD— St Mark's & Seething Wells, Kingston upon Thames

Location and area intelligence for KT5 8AD, St Mark's & Seething Wells, Kingston upon Thames

Strong, well-rated schools nearby

 

Schools 100%Safety 79/100Transport 36/100Low yield 3.00%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
65
Safety
79
Schools
90
Transport
36
Environment
58
Investment
45

The bottom line

KT5 8AD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

KT5 8AD

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+23.8% vs London avg
vs London crime-46.0% vs London avg

Deep-dive guides for KT5 8AD

🛡️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 KT5 8AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Lime Tree Primary School

Good · Inspected Feb 2023 · 8 min walk

KS2: 104.3

—

Secondary

The Hollyfield School and Sixth Form Centre

Not yet inspected · 2 min walk

P8: +0.29A8: 52.6

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 10 min walk

6 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

35.2 incidents per 1,000 residents

Better than 75% of London
↑ Rising 450.0%

from a low base — still below London average

-40% vs borough

Crime by type

Other42%
Violence & sexual offences29%
Vehicle crime11%
Anti-social behaviour5%
Drug offences5%
Burglary4%
Theft2%
Robbery2%

Stop & search

1.3

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Surbiton Fire Station · 560m

Crime is 46% below London average

Property

Prices, sales volume and market trends

Avg floor area232.1 m²

EPC breakdown

C
1%
D
4%
E
5%

Based on 10 properties · Confidence: medium

Street mix

Semi 50%Detached 50%

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 yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£580,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingPartial double glazing
Council tax band Band DAnnual charge £2,113
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+7.7%

Total change

+689%

Market Activity

Price Velocity & Acceleration

Current Velocity

-44.0%

per year

Acceleration

-91.28

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £600k–£700k · 16 sales

Property Type Mix

Total: 16 sales

Detached50%
Semi-detached50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£177k£380k+114.1%1.5
Post-dot-com plateau2001–2003£472k£545k+15.5%1
Pre-crash peak2006–2007£682k£725k+6.3%1
GFC & correction2011–2012£1.17m£1.08m-7.3%1.5
Help-to-Buy recovery2014–2016£1.20m£1.70m+41.5%1.3
Rate-rise correction2022–2022£2.50m£2.50m+0%1
Current market2024–2024£1.40m£1.40m+0%1

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
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Surbiton→ Waterloo· 8 tph
17 min

Nearby stations

SurbitonNational Rail
9 min walk
Dundonald Road Tram StopTram
83 min walk
Wimbledon Underground StationDistrict
85 min walk
Wimbledon Tram StopTram
86 min walk
Merton Park Tram StopTram
86 min walk
1 bus routes · 8 stops within 400m · 42 buses/hr peak

25

Walkability score

70

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge49 min ↑
Victoria59 min ↑
Waterloo ★41 min
Canary Wharf59 min ↑
City51 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

11

Car parks (800m)

5

EV chargers (800m)

Nearest car park443m
Santander docks (800m)0
Nearest cycle dock7.1 km

Nearby car parks

🅿️
St Phillip's Road· yes
778m

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: 15.3 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 13%
Less green space than 81% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 3.0 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

BRUNSWICK SURGERY

EWELL ROAD, KT6 6EZ

9 min walk

89%

Recommend GP

89%

Overall GP experience

9

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Waggon & Horses (415 m)

Nearest supermarketM&S Simply Food · 787 m
5 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

712m

Post office

Nearby shops

Premier Express460 m
Londis478 m
Highlife Supermarket581 m
Pickled Pantry590 m

Nearby cafes

Brunch Cafe450 m
Avocadium594 m
The Surbiton Clock Tower Cafe605 m
The Chip Club659 m

Nearby restaurants

New Kwun Sing451 m
Surbiton Chinese Food to Take Away452 m
Italiano Pizza472 m
Seashore Fish Kitchen612 m

Nearby pubs

Waggon & Horses415 m
Brave New World474 m
The Duke of Buckingham541 m
The Coronation Hall613 m

Nearby gyms

Motion Training CrossFit338 m
Surbiton Racket and Fitness Club709 m
Surbiton Hill Methodist Tennis Club774 m
Fitness Centre777 m

Nearby pharmacies

The Kingston Pharmacy676 m
Newman Pharmacy748 m
Shan Pharmacy793 m

Nearby health

Stedham House Dental Surgery499 m
Smartdontics586 m
The Dentgist Group823 m
Surbiton Smiles849 m
Food hygiene (5-star)69% of 35

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
95

High street

A

High street health

Registered businesses

9 VICTORY ROAD (WIMBLEDON) LIMITED
DAVID I H WRIGHT LTD
J D WOODWARD CONSULTING LTD
PPP SOLUTIONS LIMITED
PRIMARY MEDICO CONSULTING LTD

Investment

Investment grade, yield and market outlook

45

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
3.0% (average)London avg: 3.8%Below average yield — bottom 62%
Gentrification score19/100
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

40.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,534m
Crossrail 2 route6,857m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,076 nationally

1,564

Est. population

10,431/km²

71%

Employed

67%

Degree educated

£52,000

Median income

1.8%

Claimant rate

SuburbanHigh densityOwner occupiers / families

46

Community stability

Age profile

21%
24%
26%
17%
Under 1821%
18–3425%
35–4926%
50–6417%
65+12%

Tenure

28%
34%
33%
Own outright28%
Own (mortgage)34%
Private rent33%
Social rent5%
Shared ownership0%

Ethnicity

60%
19%
White British60%
White Other19%
Asian11%
Black2%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine9%
No car household27%
Unemployed3%
No qualifications6%

Housing tenure (Census 2021)

Private rent33%
Social rent5%

vs. London

Income vs London+23.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
6
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
21
Local approval rate
71%
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)
26
Largest scheme
89 homes · (Hotel Antoinette)18-32 And 23-43 Beaufort Road And, (Hotel Antoinette)18-32 And 23-43 Beaufort Road And, Fassett Road, KT1 2TQ
Pipeline pressure
NONE

Named schemes (500m)

AUSTIN HOUSE, AUSTIN HOUSE, ST MARKS HILL, KT6 4LE19 homes
completed
THE RAILWAY TAVERN, THE RAILWAY TAVERN, EWELL ROAD, KT6 6AA19 homes
completed
33-35, 33-35, Berrylands Road, 33 and 39 King Charles Road, Surbiton, KT5 8NY16 homes
completed
7, 7, SURBITON HILL PARK, KT5 8EF12 homes
completed
14, 14, AVENUE ELMERS, KT6 4SF11 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
17.2%
Election year
2026
MP
Ed Davey (Liberal Democrat)
MP majority
17,235
Constituency
Kingston and Surbiton

Councillors

Helen MilestoneLib Dems
Robert SadlerLib Dems
Yogan YoganathanLib Dems

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Compare Kingston upon Thames with nearby boroughs:

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Key facts for KT5 8AD

Full postcodeKT5 8AD
Postcode districtKT5
BoroughLondon Borough of Kingston upon Thames
WardSt Mark's & Seething Wells
Latitude51.397232
Longitude-0.297054
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