Berrylands · Kingston upon Thames · Kingston and Surbiton constituency · 51.39315, -0.29266

KT5 8PB— Berrylands, Kingston upon Thames

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 88/100Transport 39/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
71
Safety
88
Schools
60
Transport
39
Environment
57
Investment
38

The bottom line

KT5 8PB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

KT5 8PB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
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 8PB

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How KT5 8PB 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 · 5 min walk

KS2: 109.9

—

Secondary

The Hollyfield School and Sixth Form Centre

Not yet inspected · 8 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 · 5 min walk

3 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 · 387m

Crime is 72% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,343/m²
Price per ft²£403/ft²
Avg floor area134.8 m²

EPC breakdown

C
1%
D
2%
E
2%

Based on 5 properties · Confidence: low

Street mix

Semi 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£337,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 270 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

2000–2025 · CAGR

+3.1%

Total change

+117%

Market Activity

Price Velocity & Acceleration

Current Velocity

-42.7%

per year

Acceleration

-107.71

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £600k–£700k · 7 sales

Property Type Mix

Total: 7 sales

Semi-detached100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£279k£279k+0%2
Pre-crash peak2007–2007£668k£668k+0%1
Help-to-Buy recovery2014–2016£640k£1.06m+65%1.5
Current market2025–2025£605k£605k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+1.1% alpha

Semi-detached+1.1% α
Local
8.7%
District
7.6%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
10 min walk
Dundonald Road Tram StopTram
81 min walk
Wimbledon Underground StationDistrict
84 min walk
Merton Park Tram StopTram
84 min walk
Wimbledon Tram StopTram
85 min walk
1 bus routes · 4 stops within 400m · 25 buses/hr peak

30

Walkability score

56

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

5

Car parks (800m)

4

EV chargers (800m)

Nearest car park290m
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: 13%
Less green space than 84% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 3.5 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

9 min walk

13

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalTolworth Hospital · 1.5 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

48

Parks (1km)

11

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

19

Sports (1km)

3

Convenience

Nearest supermarketSnow White Food And Wine · 870 m
14 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)

790m

Post office

Nearby shops

Londis187 m
Surbiton Local474 m
Laabham502 m
Food Fare521 m

Nearby cafes

Icon Community Coffee House532 m
Munchies Cafe600 m
Black Swan624 m
Coffee on the Corner764 m

Nearby restaurants

Surbiton Chinese Food to Take Away217 m
Italiano Pizza218 m
New Kwun Sing227 m
Caffetteria Maruzzella514 m

Nearby pubs

Brave New World206 m
The Prince of Wales525 m
The Royal Oak889 m
The Duke of Buckingham990 m

Nearby gyms

Surbiton Racket and Fitness Club235 m
Surbiton Hill Methodist Tennis Club250 m
Motion Training CrossFit366 m
Fitbox529 m

Nearby pharmacies

Shan Pharmacy509 m
Newman Pharmacy569 m
Pearcare Pharmacy754 m

Nearby health

Stedham House Dental Surgery436 m
The Dentgist Group526 m
Indigo Medical Clinic551 m
Surbiton Smile Centre583 m
Food hygiene (5-star)55% of 44

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

38

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 score21/100
Right-to-buy sales (5yr)Owner-occupier growth signal95
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

55.1

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,589m
Crossrail 2 route6,775m

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

Inner cityMedium densityYoung professionals

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)
9
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Local approval rate
58%
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
33-35, 33-35, Berrylands Road, 33 and 39 King Charles Road, Surbiton, KT5 8NY16 homes
completed
6, 6, BERRYLANDS, KT5 8JE14 homes
completed
AMBER LODGE, 54, AMBER LODGE, 54, THE AVENUE, KT5 8JL13 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 8PB

Full postcodeKT5 8PB
Postcode districtKT5
BoroughLondon Borough of Kingston upon Thames
WardBerrylands
Latitude51.393148
Longitude-0.292664
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