Berrylands · Kingston upon Thames · Kingston and Surbiton constituency · 51.39082, -0.29243
KT5 8JH— Berrylands, Kingston upon Thames Location and area intelligence for KT5 8JH, Berrylands, Kingston upon Thames Top-rated schools set this area apart
Schools 100% Safety 89/100 Transport 26/100 Low yield 3.04% ⚠ Knotweed sites nearby
Best for: Families, Owner-occupiers
Car-dependent area — limited public transport
KT5 8JH 70 Liveability 89 Safety 26 Transport
Families Schools, safety, green space, family amenities Match: Strong Professionals Commute, connectivity, restaurants, gyms Match: Weak Investors Yield, gentrification, liquidity, pipeline Match: Weak First-time buyers Affordability, mortgage, stamp duty, value Match: Moderate Key facts for KT5 8JH Full postcode KT5 8JH
Postcode district KT5
Borough London Borough of Kingston upon Thames
Ward Berrylands
Latitude 51.390825
Longitude -0.292434
Parliamentary constituency Kingston and Surbiton
Country England
Region Greater London
Area Profile & Benchmarks Area identity and London comparisons
Area Identity
Suburban
Medium Owner occupiers / families
Excellent Neutral Risk: Low
London Benchmarks
vs London income vs London crime Deep-dive guides for KT5 8JH
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🎓 School Smart 🔒 Very Safe
“Top-rated schools set this area apart”
Schools 18 Apr Nearest schools and Ofsted ratings
Good for families
★ Top school within 1km
—
Primary
Christ Church CofE Primary School
Not yet inspected · 6 min walk
KS2: 109.9
—
Secondary
The Hollyfield School and Sixth Form Centre
Not yet inspected · 10 min walk
P8: +0.29 A8: 52.6
100% of local schools rated Good or Outstanding
Childcare
Childcare
Surbiton Hill Nursery School
Not inspected · 2 min walk
5 primaries · 1 secondaries · 1 childcare — within 1km
Safety 5 Jun Crime rates and local incidents
LOW CRIME
11.0 incidents per 1,000 residents
Crime by type
Violence & sexual offences 39%
Crime is 83% below London average
Property Prices, sales volume and market trends
⚠️ Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.
EPC breakdown
Based on 17 properties · Confidence: medium
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 fixed 4.58%
5-year fixed 4.32%
SVR 7.25%
Bank of England (monthly average)
Energy & construction
Solar yield 851 kWh/kWp/yr
Heat pump suitable Yes
EPC upgrade cost Medium
Rebuild cost estimate £175,500
Rebuild cost per m² £2,500/m²
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Construction era 1967-1975
Walls Cavity wall, as built, no insulation (assumed)
Roof (another dwelling above)
Heating fuel mains gas (not community)
Glazing Fully double glazed
Council tax band Band E Annual charge £2,583
Price growth potential Low
Transport 1 May Public transport accessibility and links
🚂 Surbiton → Waterloo · 8 tph
17 min Nearby stations
🚂 Surbiton National Rail
10 min walk 🚃 Dundonald Road Tram Stop Tram
83 min walk 🚃 Merton Park Tram Stop Tram
85 min walk 🚇 Wimbledon Underground Station District
86 min walk 🚃 Wimbledon Tram Stop Tram
86 min walk 🚌 5 bus routes · 3 stops within 400m · 5 buses/hr peak
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)
Parking & EV Car parks, spaces and charging points
Total spaces (800m) 5
Nearest car park 148m
Santander docks (800m) 0
Nearest cycle dock 7.2 km
Connectivity Broadband and mobile coverage
Mobile operators
EE O2 Vodafone Three
Avg download speed 500 Mbps
Median download 450 Mbps
Superfast coverage 100%
All operators 5G 55%
Broadband providers
BT Sky TalkTalk Vodafone Virgin Media
Environment 22 Apr Flood risk, air quality and noise
Surface water NONE
No assessed surface water flood risk Air quality LOW
NO₂: 26.0 µg/m³ · PM2.5: 9.0 µg/m³ Radon risk LOW
0.5% of local properties affected ULEZ zone · £12.50/day CCZ: 15.6 km away ✗ Not Green Belt ✗ Not AONB 20% green space Tree canopy: 31%
Nearest SSSI: Bushy Park and Home Park SSSI — 3.7 km
Energy
Solar: 851 kWh/kWp/yr Heat pump: Suitable EPC upgrade: Medium
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Climate Local weather conditions and energy potential
Solar yield 851.4 kWh/kWp/yr
Heat pump suitable Yes
EPC upgrade cost Medium
Source: Met Office UK Climate Averages 1991-2020
Health GP, dental and hospital access
YOUR HEALTHCARE COMM. PRACT
22 HOLLYFIELD ROAD, KT5 9AL
6 min walk
Nearest hospital Tolworth Hospital · 1.3 km
Nearest A&E KINGSTON AND RICHMOND NHS FOUNDATION TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68% 57.7%
Amenities Shops, restaurants, parks and more
No pubs within 400m — nearest: Brave New World (333 m)
Nearest supermarket Snow White Food And Wine · 626 m
14 tennis courts 3 sports halls
Nearby shops
Food Fare 288 m
Londis 321 m
Laabham 408 m
Surbiton Local 408 m
Nearby cafes
Icon Community Coffee House 411 m
Munchies Cafe 433 m
Black Swan 435 m
Coffee on the Corner 506 m
Nearby restaurants
Italiano Pizza 341 m
Surbiton Chinese Food to Take Away 356 m
New Kwun Sing 362 m
Caffetteria Maruzzella 383 m
Nearby pubs
Brave New World 333 m
The Prince of Wales 389 m
The Royal Oak 640 m
Nearby gyms
Surbiton Hill Methodist Tennis Club 257 m
Surbiton Racket and Fitness Club 336 m
Fitbox 410 m
Motion Training CrossFit 523 m
Nearby pharmacies
Shan Pharmacy 406 m
Newman Pharmacy 519 m
Pearcare Pharmacy 651 m
Nearby health
The Dentgist Group 409 m
Indigo Medical Clinic 415 m
Surbiton Smile Centre 426 m
Stedham House Dental Surgery 507 m
Food hygiene (5-star) 56% of 68
Business Local businesses registered here
Dissolved (last 12 months) 0
Right-to-buy sales (5yr) 95
High street
E High street health
Registered businesses
SMALL MAMMAL TECHNOLOGY LIMITED
WARDOUR PROPERTY CONSULTANCY LTD
Investment Investment grade, yield and market outlook
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Avg monthly rent £1,500 London avg: £1,950/mo
Gross yield 3.04% (average) London avg: 3.8% Gentrification score 22/100
Right-to-buy sales (5yr)Owner-occupier growth signal 95
Rental market
Mixed owner / renter Tenant profile
Future outlook
D
Medium Development pressure
Low-deprivation area
Infrastructure pipeline
Infrastructure score 0/100
Bakerloo Extension route 17,746m
Crossrail 2 route 6,885m
Demographics 22 Apr Population, deprivation and income
Decile 9/10
Least deprived
Index of Multiple Deprivation
Rank: 28,781 nationally
1,640
Est. population
5,176/km²
Suburban Medium density Owner occupiers / families
Employment & lifestyle
Managerial / professional 57%
Routine / semi-routine 10%
No car household 23%
Unemployed 3%
No qualifications 8%
Housing tenure (Census 2021)
Planning Conservation areas and development
Live planning apps (800m) 4
Development activity medium
Major developments (800m) 0
Planning apps (12 months) 11
CIL rate (residential) £165/m²
Japanese knotweed sites (400m) 1
Housing pipeline (800m)
Largest scheme 49 homes · Former NHS Trust Site, Former NHS Trust Site, South Place, KT5 8RX
Named schemes (500m)
Former NHS Trust Site, Former NHS Trust Site, South Place, KT5 8RX 49 homes
completed Alpha Wharf, Alpha Wharf, Howard Road, Surbiton, KT5 8SA 28 homes
completed 34, 34, BERRYLANDS ROAD, KT5 8RA 19 homes
completed 33-35, 33-35, Berrylands Road, 33 and 39 King Charles Road, Surbiton, KT5 8NY 16 homes
completed 6, 6, BERRYLANDS, KT5 8JE 14 homes
completed
Politics Local councillors and MP
MP Ed Davey (Liberal Democrat)
Constituency Kingston and Surbiton
Councillors
Anita Margaret Schaper Lib Dems
Rizwana Suhail Malik Lib Dems
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The bottom line
KT5 8JH 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 catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how KT5 8JH scores on each.
Do you commute into central London daily? Yes?
Do you have or plan to have school-age children? Yes?
Do you work from home? Yes?
Do you cycle regularly? Yes?
Is noise a dealbreaker for you? Yes?
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Compare Kingston upon Thames with nearby boroughs:
Frequently asked questions What borough is KT5 8JH in? How good is transport in KT5 8JH? What are the schools like near KT5 8JH? What is the liveability score for KT5 8JH?
Data freshness When each data source was last updated
gp 1 May
cqc 8 May
epc 18 Apr
imd 24 Apr
lha 18 Apr
tfl 1 May
prow 21 Apr
ptal 17 Apr
seed 17 Apr
crime 5 Jun
flood 22 Apr
radon 18 Apr
census 25 Apr
mobile 18 Apr
nhs ae 5 Jun
sports 18 Apr
parking 4 May
schools 1 May
streets 18 Apr
planning 1 Jun
amenities 4 May
broadband 18 Apr
buildings 18 Apr
bus stops 4 May
elections 9 May
ethnicity 7 Jun
green belt 18 Apr
parliament 19 Apr
tfl cycles 2 May
air quality 19 May
bgs geology 18 Apr
councillors 9 May
dfe schools 18 Apr
fsa hygiene 1 May
green space 22 Apr
demographics 22 Apr
voa property 24 Apr
bgs landslide 18 Apr
bus frequency 7 Jun
national rail 1 May
rail services 21 Apr
rental market 2 Jun
claimant count 18 Apr
street profile 8 Jun
water provider 9 Jun
companies house 18 Apr
housing pipeline 18 Apr
population density 18 Apr
Trusted official data sources Office for
National Statistics