Berrylands · Kingston upon Thames · Kingston and Surbiton constituency · 51.39498, -0.28969

KT5 8NN— Berrylands, Kingston upon Thames

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

Strong, well-rated schools nearby

 

Schools 100%Safety 88/100Transport 31/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
65
Safety
88
Schools
60
Transport
31
Environment
58
Investment
34

The bottom line

KT5 8NN 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: 48 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

KT5 8NN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+23.1% vs London avg
vs London crime-72.0% vs London avg

Deep-dive guides for KT5 8NN

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How KT5 8NN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Christ Church CofE Primary School

Not yet inspected · 4 min walk

KS2: 109.9

—

Secondary

The Hollyfield School and Sixth Form Centre

Not yet inspected · 9 min walk

P8: +0.29A8: 52.6

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

18.3 incidents per 1,000 residents

Better than 88% of London
→ Stable

-69% vs borough

Crime by type

Vehicle crime27%
Violence & sexual offences27%
Anti-social behaviour23%
Other17%
Burglary7%
Drug offences0%
Theft0%
Robbery0%

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 · 656m

Crime is 72% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£5,779/m²
Price per ft²£537/ft²
Avg floor area150.3 m²

EPC breakdown

C
3%
D
8%
E
4%

Based on 15 properties · Confidence: medium

Street mix

Semi 33%Detached 56%Flat 11%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£375,750
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, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,583
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4.1%

Total change

+239%

Market Activity

Price Velocity & Acceleration

Current Velocity

-34.2%

per year

Acceleration

-242.33

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £600k–£700k · 27 sales

Property Type Mix

Total: 27 sales

Detached55.6%
Semi-detached33.3%
Flat/maisonette11.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£258k£164k-36.3%1.7
Post-dot-com plateau2001–2004£185k£598k+223%1.7
Pre-crash peak2006–2007£545k£640k+17.4%1
GFC & correction2008–2012£1.07m£660k-38.2%1.7
Help-to-Buy recovery2013–2016£612k£925k+51.1%1
Brexit uncertainty2018–2018£1.18m£1.18m+0%2
Pandemic surge2021–2021£1.30m£1.30m+0%1
Rate-rise correction2022–2023£1.29m£430k-66.7%1
Current market2024–2025£1.32m£872k-34.2%1.5

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+-1.8% alpha

Detached-1.8% α
Local
6.8%
District
8.6%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Berrylands→ Waterloo· 2 tph
29 min

Nearby stations

BerrylandsNational Rail
10 min walk
Dundonald Road Tram StopTram
78 min walk
Wimbledon Underground StationDistrict
81 min walk
Merton Park Tram StopTram
81 min walk
Wimbledon Tram StopTram
81 min walk
1 bus routes · 5 stops within 400m · 15 buses/hr peak

12

Walkability score

44

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

5

Car parks (800m)

1

EV chargers (800m)

Nearest car park573m
Santander docks (800m)0
Nearest cycle dock6.8 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: 15.1 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 19%
Below average green space

Nearest SSSI: Bushy Park and Home Park SSSI — 3.6 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 NON MED PRES

22 HOLLYFIELD ROAD, KT5 9AL

12 min walk

12

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalTolworth Hospital · 1.7 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

38

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

17

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Brave New World (464 m)

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

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

744m

Post office

Nearby shops

Londis448 m
Stear C F & M C501 m
Hill Park Express503 m
Berrylands Convenience Store730 m

Nearby cafes

koffeeROOM725 m
Café Rosa752 m
Brunch Cafe764 m
Icon Community Coffee House823 m

Nearby restaurants

Surbiton Chinese Food to Take Away466 m
New Kwun Sing475 m
Italiano Pizza476 m
New Kam Tong507 m

Nearby pubs

Brave New World464 m
Berrylands720 m
The Prince of Wales815 m
The Duke of Buckingham856 m

Nearby gyms

Surbiton Racket and Fitness Club211 m
Surbiton Hill Methodist Tennis Club313 m
Motion Training CrossFit560 m
Pilates in Surbiton743 m

Nearby pharmacies

Pearcare Pharmacy729 m
Shan Pharmacy799 m

Nearby health

Stedham House Dental Surgery682 m
The Dentgist Group817 m
Indigo Medical Clinic841 m
Surbiton Smile Centre872 m
Food hygiene (5-star)59% of 17

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
95

High street

E

High street health

Registered businesses

ARTSTRAWS MFG LTD
LONDON CAPITAL INVENTORIES LIMITED
LONDON CAPITAL SERVICES LTD
ROCKWAY CORPORATION LIMITED

Investment

Investment grade, yield and market outlook

34

Investment score

Weak

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
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

54

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,299m
Crossrail 2 route6,498m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,781 nationally

1,640

Est. population

5,176/km²

62%

Employed

61%

Degree educated

£51,700

Median income

2.4%

Claimant rate

SuburbanMedium densityOwner occupiers / families

50

Community stability

Age profile

21%
18%
23%
18%
20%
Under 1821%
18–3418%
35–4923%
50–6418%
65+20%

Tenure

34%
30%
24%
Own outright34%
Own (mortgage)30%
Private rent24%
Social rent11%
Rent free0%

Ethnicity

69%
13%
White British70%
White Other13%
Asian9%
Black2%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine10%
No car household23%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent24%
Social rent12%

vs. London

Income vs London+23.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Local approval rate
67%
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)
13
Largest scheme
28 homes · Alpha Wharf, Alpha Wharf, Howard Road, Surbiton, KT5 8SA
Pipeline pressure
NONE

Named schemes (500m)

6, 6, BERRYLANDS, KT5 8JE14 homes
completed
6, 6, PARK ROAD, SURBITON, KT5 8QD4 homes
completed
34, 34, Park Road, Surbiton, KT5 8QD2 homes
completed
4, 4, Surbiton Hill Park, Surbiton, KT5 8EX2 homes
completed
R/O 32, R/O 32, The Ridings, Surbiton, KT5 8HQ1 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 8NN

Full postcodeKT5 8NN
Postcode districtKT5
BoroughLondon Borough of Kingston upon Thames
WardBerrylands
Latitude51.394984
Longitude-0.289692
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