Berrylands · Kingston upon Thames · Kingston and Surbiton constituency · 51.39530, -0.29496

KT5 8DY— Berrylands, Kingston upon Thames

Location and area intelligence for KT5 8DY, Berrylands, Kingston upon Thames

The practical family move

 

Schools 100%Safety 81/100Transport 41/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
64
Safety
81
Schools
90
Transport
41
Environment
58
Investment
47

The bottom line

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

Less suited to Car-free commuters.

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Location

KT5 8DY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+18.8% vs London avg
vs London crime-8.0% vs London avg

Deep-dive guides for KT5 8DY

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

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“The practical family move”

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How KT5 8DY 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 · 7 min walk

KS2: 104.3

—

Secondary

The Hollyfield School and Sixth Form Centre

Not yet inspected · 4 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 · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

59.6 incidents per 1,000 residents

Better than 54% of London
→ Stable

+2% vs borough

Crime by type

Other30%
Violence & sexual offences24%
Anti-social behaviour22%
Vehicle crime12%
Burglary7%
Drug offences4%
Robbery1%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Surbiton Fire Station · 403m

Crime is 8% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

KT5 district median

£600,000

Based on 112 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£5,697/m²
Price per ft²£529/ft²
Avg floor area53 m²

EPC breakdown

B
1%
C
17%
D
1%

Based on 19 properties · Confidence: medium

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£132,500
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 fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,878
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.4%

Total change

+383%

Market Activity

Price Velocity & Acceleration

Current Velocity

-32.2%

per year

Acceleration

-57.90

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £250k–£300k · 39 sales

Property Type Mix

Total: 39 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£150k+149.9%2.5
Post-dot-com plateau2001–2004£125k£222k+77.6%2.5
Pre-crash peak2005–2006£176k£185k+5.1%1.5
GFC & correction2011–2011£239k£239k+0%1
Help-to-Buy recovery2013–2016£232k£367k+58.2%1
Brexit uncertainty2017–2018£385k£400k+3.9%1
Pandemic surge2020–2021£355k£340k-4.2%2.5
Rate-rise correction2023–2023£428k£428k+0%1
Current market2025–2025£290k£290k+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.9% alpha

Flat/maisonette-1.9% α
Local
4.2%
District
6.1%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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
82 min walk
Wimbledon Underground StationDistrict
85 min walk
Wimbledon Tram StopTram
85 min walk
Merton Park Tram StopTram
85 min walk
1 bus routes · 10 stops within 400m · 39 buses/hr peak

30

Walkability score

97

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

9

Car parks (800m)

5

EV chargers (800m)

Nearest car park375m
Santander docks (800m)0
Nearest cycle dock7.1 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 waterLOW
Low
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: 15.4 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Bushy Park and Home Park SSSI — 3.2 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

8 min walk

89%

Recommend GP

89%

Overall GP experience

13

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalTolworth Hospital · 1.8 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 2.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

9

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

14

Sports (1km)

3

Convenience

Nearest supermarketSnow White Food And Wine · 1.1 km
10 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

729m

Post office

Nearby shops

Londis250 m
Surbiton Local558 m
Highlife Supermarket590 m
Pickled Pantry599 m

Nearby cafes

Brunch Cafe638 m
Icon Community Coffee House652 m
The Surbiton Clock Tower Cafe669 m
The Press Room699 m

Nearby restaurants

Surbiton Chinese Food to Take Away236 m
New Kwun Sing239 m
Italiano Pizza256 m
Seashore Fish Kitchen620 m

Nearby pubs

Brave New World253 m
The Coronation Hall637 m
The Prince of Wales660 m
Waggon & Horses662 m

Nearby gyms

Motion Training CrossFit223 m
Surbiton Racket and Fitness Club464 m
Surbiton Hill Methodist Tennis Club519 m
Fitbox648 m

Nearby pharmacies

Newman Pharmacy612 m
Shan Pharmacy617 m
The Kingston Pharmacy931 m

Nearby health

Stedham House Dental Surgery384 m
Smartdontics595 m
The Dentgist Group643 m
Indigo Medical Clinic681 m
Food hygiene (5-star)57% of 44

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

A

High street health

Investment

Investment grade, yield and market outlook

47

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 score17/100
Right-to-buy sales (5yr)Owner-occupier growth signal95
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

46.7

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,556m
Crossrail 2 route6,812m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,420 nationally

1,727

Est. population

13,875/km²

71%

Employed

55%

Degree educated

£49,900

Median income

4.0%

Claimant rate

Inner cityHigh densityRenters

29

Community stability

Age profile

15%
33%
27%
15%
Under 1815%
18–3433%
35–4927%
50–6415%
65+11%

Tenure

22%
52%
14%
Own outright12%
Own (mortgage)22%
Private rent52%
Social rent14%
Shared ownership0%
Rent free0%

Ethnicity

50%
26%
White British50%
White Other26%
Asian13%
Black3%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine16%
No car household47%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent52%
Social rent14%

vs. London

Income vs London+18.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Local approval rate
74%
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)
63
Largest scheme
49 homes · Former Dairy Crest Milk Depot, Former Dairy Crest Milk Depot, Lower Marsh Lane, KT1 3BJ
Pipeline pressure
NONE

Named schemes (500m)

Alpha Wharf, Alpha Wharf, Howard Road, Surbiton, KT5 8SA28 homes
completed
34, 34, BERRYLANDS ROAD, KT5 8RA19 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
6, 6, BERRYLANDS, KT5 8JE14 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
24.2%
Election year
2026
MP
Ed Davey (Liberal Democrat)
MP majority
17,235
Constituency
Kingston and Surbiton

Councillors

Anita Margaret SchaperLib Dems
Rizwana Suhail MalikLib Dems

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Compare Kingston upon Thames with nearby boroughs:

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Key facts for KT5 8DY

Full postcodeKT5 8DY
Postcode districtKT5
BoroughLondon Borough of Kingston upon Thames
WardBerrylands
Latitude51.395304
Longitude-0.294955
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