Berrylands · Kingston upon Thames · Kingston and Surbiton constituency · 51.39747, -0.27952

KT5 8EW— Berrylands, Kingston upon Thames

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

The family fortress

 

Schools 100%Safety 85/100Transport 38/100Low yield 3.00%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
66
Safety
85
Schools
90
Transport
38
Environment
70
Investment
42

The bottom line

KT5 8EW 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 catches: 50 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

KT5 8EW

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+23.1% vs London avg
vs London crime-41.0% vs London avg

Deep-dive guides for KT5 8EW

🛡️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 KT5 8EW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Grand Avenue Primary and Nursery School

Not yet inspected · 11 min walk

KS2: 106.2

★★

Secondary

The Holy Cross School

Good · Inspected May 2022 · 16 min walk

P8: +0.95A8: 58.7

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 · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

38.0 incidents per 1,000 residents

Better than 72% of London
→ Stable

-35% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour25%
Vehicle crime20%
Other10%
Burglary8%
Drug offences5%
Robbery2%
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 · 1.4km

Crime is 41% below London average

Property

Prices, sales volume and market trends

Avg floor area121.3 m²

EPC breakdown

D
2%
E
1%

Based on 3 properties · Confidence: low

Street mix

Semi 86%Detached 14%

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£303,250
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,583
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+8%

Total change

+709%

Market Activity

Price Velocity & Acceleration

Current Velocity

+55.7%

per year

Acceleration

+58.41

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £400k–£450k · 14 sales

Property Type Mix

Total: 14 sales

Detached14.3%
Semi-detached85.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£102k£130k+27.2%1.5
Post-dot-com plateau2002–2002£325k£325k+0%1
Pre-crash peak2007–2007£355k£355k+0%1
GFC & correction2008–2012£319k£424k+32.9%1.5
Help-to-Buy recovery2013–2015£545k£530k-2.8%1
Rate-rise correction2022–2022£825k£825k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.7% alpha

Semi-detached-0.7% α
Local
8.2%
District
8.9%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

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 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Berrylands→ Waterloo· 2 tph
29 min

Nearby stations

BerrylandsNational Rail
2 min walk
Dundonald Road Tram StopTram
68 min walk
Wimbledon Underground StationDistrict
72 min walk
Merton Park Tram StopTram
72 min walk
Wimbledon Tram StopTram
72 min walk
No bus stops within 400m

7

Walkability score

33

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park560m
Santander docks (800m)0
Nearest cycle dock6.2 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: 14.5 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 37%
More green space than 93% of London

Nearest SSSI: Richmond Park SSSI — 4.9 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

SELDOC HEALTHCARE

HANOVER HOUSE, 76 COOMBE ROAD, KT2 7AZ

21 min walk

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

15

Sports (1km)

1

Convenience

Nearest supermarketBulgarian Food & Delicatessen · 1.7 km
8 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

0

Libraries (1km)

0

Cinemas (2km)

847m

Post office

Nearby shops

Stuart's News148 m
Hill Park Express320 m
Stear C F & M C323 m
Londis771 m

Nearby cafes

Crave734 m
Sunshine Cafe735 m
Brewsters Coffee House738 m
Madeira Beach Cafe746 m

Nearby restaurants

New Kam Tong317 m
Smokings kitchen738 m
Moksha749 m
Jeju786 m

Nearby pubs

Berrylands100 m

Nearby gyms

Pilates in Surbiton106 m
King's College Sports Ground469 m
Park Tennis Kingston686 m
LSE Sports Ground772 m

Nearby pharmacies

Pearcare Pharmacy889 m

Nearby health

Tooth Doc766 m
Dr Rupa Patel798 m
SNS Dental Practice986 m
Food hygiene (5-star)67% of 6

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

JULIA LENIHAN LIMITED

Investment

Investment grade, yield and market outlook

42

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

36.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,583m
Crossrail 2 route5,742m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,587 nationally

1,604

Est. population

9,548/km²

67%

Employed

56%

Degree educated

£51,700

Median income

1.8%

Claimant rate

SuburbanHigh densityOwner occupiers / families

52

Community stability

Age profile

28%
14%
23%
20%
14%
Under 1828%
18–3414%
35–4923%
50–6420%
65+14%

Tenure

35%
38%
25%
Own outright35%
Own (mortgage)38%
Private rent25%
Social rent2%
Shared ownership0%

Ethnicity

65%
White British65%
White Other13%
Asian11%
Black2%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine10%
No car household16%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent25%
Social rent2%

vs. London

Income vs London+23.1%

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)
10
Local approval rate
70%
Borough approval rate
62%
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)
0
Largest scheme
162 homes · CALIFORNIA ROAD DEPOT, CALIFORNIA ROAD DEPOT, CALIFORNIA ROAD, KT3
Pipeline pressure
NONE

Named schemes (500m)

169, 169, Surbiton Hill Park, Surbiton, KT5 8EJ4 homes
completed
109, 109, Chiltern Drive, Surbiton, KT5 8LS3 homes
completed
121a, 121a, Chiltern Drive, Surbition, KT5 8LS2 homes
completed
170A and B, 170A and B, Chiltern Drive, Surbiton, KT5 8LS2 homes
completed
Rear of 152, Rear of 152, Chiltern Drive, Surbiton, KT5 8LS1 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:

Kingston upon Thames vs MertonKingston upon Thames vs Richmond Upon ThamesKingston upon Thames vs Sutton

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Key facts for KT5 8EW

Full postcodeKT5 8EW
Postcode districtKT5
BoroughLondon Borough of Kingston upon Thames
WardBerrylands
Latitude51.397470
Longitude-0.279522
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