Berrylands · Kingston upon Thames · Kingston and Surbiton constituency · 51.39408, -0.29425

KT5 8EE— Berrylands, Kingston upon Thames

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

The practical family move

 

Schools 100%Safety 81/100Transport 41/100Low yield 3.00%

Best for: Families

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Strong for families — high safety and school scores

Liveability
65
Safety
81
Schools
90
Transport
41
Environment
57
Investment
54

The bottom line

KT5 8EE 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 8EE

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 8EE

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How KT5 8EE 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 · 6 min walk

KS2: 104.3

—

Secondary

The Hollyfield School and Sixth Form Centre

Not yet inspected · 6 min walk

P8: +0.29A8: 52.6

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 6 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 · 333m

Crime is 8% below London average

Property

Prices, sales volume and market trends

Avg floor area74.7 m²

EPC breakdown

C
4%
E
1%
F
2%

Based on 7 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 yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£186,750
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsSystem built, as built, partial insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,878
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2021 · CAGR

+7.5%

Total change

+507%

Market Activity

Price Velocity & Acceleration

Current Velocity

+87.5%

per year

Acceleration

+59.06

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £500k–£600k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£87k£140k+61.3%1
Post-dot-com plateau2003–2004£230k£247k+7.4%1
GFC & correction2010–2012£218k£280k+28.4%1
Pandemic surge2021–2021£525k£525k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
Merton Park Tram StopTram
85 min walk
Wimbledon Tram StopTram
86 min walk
1 bus routes · 9 stops within 400m · 32 buses/hr peak

30

Walkability score

64

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

8

Car parks (800m)

5

EV chargers (800m)

Nearest car park306m
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 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: 15.4 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 10%
Less green space than 84% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 3.3 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

7 min walk

89%

Recommend GP

89%

Overall GP experience

13

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalTolworth Hospital · 1.7 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

11

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

17

Sports (1km)

3

Convenience

Nearest supermarketSnow White Food And Wine · 956 m
12 tennis courts3 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)

0

Cinemas (2km)

743m

Post office

Nearby shops

Londis136 m
Surbiton Local465 m
Laabham506 m
Highlife Supermarket608 m

Nearby cafes

Icon Community Coffee House548 m
Munchies Cafe637 m
Black Swan673 m
The Surbiton Clock Tower Cafe711 m

Nearby restaurants

Surbiton Chinese Food to Take Away141 m
New Kwun Sing148 m
Italiano Pizza156 m
Ploy's Thai Bistro526 m

Nearby pubs

Brave New World147 m
The Prince of Wales550 m
The Coronation Hall660 m
The Surbiton Flyer756 m

Nearby gyms

Motion Training CrossFit236 m
Surbiton Racket and Fitness Club362 m
Surbiton Hill Methodist Tennis Club397 m
Fitbox544 m

Nearby pharmacies

Shan Pharmacy516 m
Newman Pharmacy539 m

Nearby health

Stedham House Dental Surgery350 m
The Dentgist Group540 m
Indigo Medical Clinic573 m
Smartdontics612 m
Food hygiene (5-star)56% of 45

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
95

High street

A

High street health

Registered businesses

12 PARKLANDS (SURBITON) LIMITED

Investment

Investment grade, yield and market outlook

54

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 score18/100
Right-to-buy sales (5yr)Owner-occupier growth signal95

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Future outlook

33.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,606m
Crossrail 2 route6,827m

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)
9
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
21
Local approval rate
62%
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)
62
Largest scheme
49 homes · Former NHS Trust Site, Former NHS Trust Site, South Place, KT5 8RX
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 8EE

Full postcodeKT5 8EE
Postcode districtKT5
BoroughLondon Borough of Kingston upon Thames
WardBerrylands
Latitude51.394080
Longitude-0.294253
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