Berrylands · Kingston upon Thames · Kingston and Surbiton constituency · 51.39697, -0.28316

KT5 8HH— Berrylands, Kingston upon Thames

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

London's quiet achiever

 

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

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak schools

Liveability
66
Safety
85
Schools
—
Transport
38
Environment
67
Investment
42

The bottom line

KT5 8HH offers low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 48 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 8HH

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 8HH

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

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Compare KT5 8HH with:

Postcode Personality

🌳 Good Parks🔒 Very Safe

“London's quiet achiever”

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How KT5 8HH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Christ Church CofE Primary School

Not yet inspected · 7 min walk

KS2: 109.9

—

Secondary

The Hollyfield School and Sixth Form Centre

Not yet inspected · 14 min walk

P8: +0.29A8: 52.6

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 14 min walk

2 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Surbiton Fire Station · 1.2km

Crime is 41% below London average

Property

Prices, sales volume and market trends

Avg floor area99.6 m²

EPC breakdown

B
1%
C
3%
D
9%
E
2%
G
2%

Based on 17 properties · Confidence: medium

Street mix

Semi 93%Terraced 7%

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£249,000
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
WallsCavity wall, 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

1996–2023 · CAGR

+7.8%

Total change

+660%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.8%

per year

Acceleration

-3.03

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £450k–£500k · 28 sales

Property Type Mix

Total: 28 sales

Semi-detached92.9%
Terraced7.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£112k£195k+74.9%1.5
Post-dot-com plateau2001–2004£249k£316k+27%1.5
Pre-crash peak2005–2006£316k£380k+20.3%2.5
GFC & correction2008–2011£416k£379k-8.9%1.3
Help-to-Buy recovery2014–2016£452k£586k+29.6%1.3
Brexit uncertainty2019–2019£710k£710k+0%2
Pandemic surge2021–2021£786k£786k+0%2
Rate-rise correction2023–2023£847k£847k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.3% alpha

Semi-detached+0.3% α
Local
7.8%
District
7.5%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

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
4 min walk
Dundonald Road Tram StopTram
72 min walk
Wimbledon Underground StationDistrict
75 min walk
Merton Park Tram StopTram
75 min walk
Wimbledon Tram StopTram
75 min walk
1 bus routes · 5 stops within 400m · 21 buses/hr peak

14

Walkability score

14

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge56 min ↑
Victoria66 min ↑
Waterloo ★48 min
Canary Wharf66 min ↑
City58 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 park793m
Santander docks (800m)0
Nearest cycle dock6.4 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: 14.7 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 13%
More green space than 89% 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

YOUR HEALTHCARE COMM. PRACT

22 HOLLYFIELD ROAD, KT5 9AL

17 min walk

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

17

Sports (1km)

3

Convenience

Nearest supermarketBulgarian Food & Delicatessen · 1.6 km
11 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)

768m

Post office

Nearby shops

Hill Park Express116 m
Stear C F & M C118 m
Stuart's News280 m
Alex Convenience Store786 m

Nearby cafes

koffeeROOM767 m
Café Rosa773 m
Crave924 m
Sunshine Cafe929 m

Nearby restaurants

New Kam Tong116 m
Batterfly782 m

Nearby pubs

Berrylands217 m

Nearby gyms

Pilates in Surbiton240 m
Surbiton Racket and Fitness Club605 m
Surbiton Hill Methodist Tennis Club689 m
King's College Sports Ground697 m

Nearby pharmacies

Pearcare Pharmacy794 m

Nearby health

Dr Rupa Patel925 m
SNS Dental Practice1.0 km
Food hygiene (5-star)79% of 14

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

CENSEA SERVICES LIMITED
DAWKINS ANALYTICS LIMITED
EPC SURREY LTD
GOJETTERS LIMITED
RECAP AV LTD

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 score20/100
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

38.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,811m
Crossrail 2 route5,993m

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)
12
Local approval rate
83%
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
23 homes · SURBITON LAGOON, SURBITON LAGOON, RAEBURN AVENUE, KT5 9EA
Pipeline pressure
NONE

Named schemes (500m)

169, 169, Surbiton Hill Park, Surbiton, KT5 8EJ4 homes
completed
153, 153, SURBITON HILL PARK, KT5 8EJ3 homes
completed
109, 109, Chiltern Drive, Surbiton, KT5 8LS3 homes
completed
121a, 121a, Chiltern Drive, Surbition, KT5 8LS2 homes
completed
157, 157, Surbiton Hill Park, KT5 8EJ2 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 8HH

Full postcodeKT5 8HH
Postcode districtKT5
BoroughLondon Borough of Kingston upon Thames
WardBerrylands
Latitude51.396966
Longitude-0.283163
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