Berrylands · Kingston upon Thames · Kingston and Surbiton constituency · 51.38746, -0.29142

KT5 8PH— Berrylands, Kingston upon Thames

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 86/100Transport 29/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
69
Safety
86
Schools
60
Transport
29
Environment
66
Investment
30

The bottom line

KT5 8PH 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: 46 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 8PH

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+25.2% vs London avg
vs London crime-47.0% vs London avg

Deep-dive guides for KT5 8PH

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How KT5 8PH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Tolworth Junior School

Not yet inspected · Inspected Dec 2024 · 7 min walk

KS2: 107.2

—

Secondary

The Hollyfield School and Sixth Form Centre

Not yet inspected · 15 min walk

P8: +0.29A8: 52.6

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

34.3 incidents per 1,000 residents

Better than 76% of London
→ Stable

-42% vs borough

Crime by type

Vehicle crime36%
Other21%
Anti-social behaviour15%
Violence & sexual offences13%
Burglary9%
Drug offences2%
Theft2%
Robbery2%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Surbiton Fire Station · 703m

Crime is 47% 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£5,688/m²
Price per ft²£528/ft²
Avg floor area154.5 m²

EPC breakdown

E
4%

Based on 4 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£386,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingMostly double glazing
Council tax band Band FAnnual charge £3,052
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+6.6%

Total change

+468%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.2%

per year

Acceleration

-16.67

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £600k–£700k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£155k£142k-8.7%1
Post-dot-com plateau2001–2004£315k£250k-20.8%1.2
Pre-crash peak2007–2007£558k£558k+0%3
GFC & correction2012–2012£497k£497k+0%1
Help-to-Buy recovery2013–2013£675k£675k+0%1
Pandemic surge2020–2020£829k£829k+0%1
Current market2024–2024£880k£880k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+2.2% alpha

Semi-detached+2.2% α
Local
12.5%
District
10.3%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Surbiton→ Waterloo· 8 tph
17 min

Nearby stations

SurbitonNational Rail
13 min walk
Dundonald Road Tram StopTram
84 min walk
Merton Park Tram StopTram
86 min walk
Morden Underground StationNorthern
86 min walk
Wimbledon Underground StationDistrict
87 min walk
No bus stops within 400m

36

Walkability score

32

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge54 min ↑
Victoria61 min ↑
Waterloo ★46 min
Canary Wharf64 min ↑
City56 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

6

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)5
Nearest car park227m
Santander docks (800m)0
Nearest cycle dock7.3 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: 15.8 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 55%
More green space than 87% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 3.9 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

YOUR HEALTHCARE COMM. PRACT

22 HOLLYFIELD ROAD, KT5 9AL

2 min walk

13

GPs within 1km

3

Dentists within 1km

6

Care homes (1km)

Nearest hospitalTolworth Hospital · 901 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

64

Parks (1km)

12

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

18

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Royal Oak (341 m)

Nearest supermarketSnow White Food And Wine · 355 m
14 tennis courts3 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)

1.0km

Post office

Nearby shops

Food Fare256 m
Ishver News477 m
Sainsbury's Local518 m
Laabham567 m

Nearby cafes

Coffee on the Corner125 m
Moon353 m
Black Swan417 m
Munchies Cafe464 m

Nearby restaurants

Flame & Frappe353 m
Sushi Hero354 m
Positano422 m
Bamanoosh426 m

Nearby pubs

The Royal Oak341 m
The Prince of Wales497 m
Brave New World688 m
The Maypole856 m

Nearby gyms

Fitbox534 m
Surbiton Hill Methodist Tennis Club542 m
Surbiton Racket and Fitness Club645 m
Motion Training CrossFit866 m

Nearby pharmacies

Shan Pharmacy555 m
Pearcare Pharmacy628 m
Newman Pharmacy693 m

Nearby health

Confidental Clinic464 m
Surbiton Smile Centre479 m
Indigo Medical Clinic510 m
Red Lion Road Surgery517 m
Food hygiene (5-star)53% of 64

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

30

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 score23/100
Right-to-buy sales (5yr)Owner-occupier growth signal95
Sales last 12 months0

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

4/100

Velocity score

Future outlook

57.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,942m
Crossrail 2 route7,017m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 33,534 nationally

1,546

Est. population

6,040/km²

58%

Employed

61%

Degree educated

£52,600

Median income

1.0%

Claimant rate

SuburbanMedium densityOwner occupiers / families

64

Community stability

Age profile

25%
22%
22%
22%
Under 1825%
18–3410%
35–4922%
50–6422%
65+22%

Tenure

47%
43%
Own outright47%
Own (mortgage)43%
Private rent9%
Social rent1%

Ethnicity

74%
White British74%
White Other9%
Asian9%
Black1%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine8%
No car household12%
Unemployed2%
No qualifications8%

Housing tenure (Census 2021)

Private rent9%
Social rent1%

vs. London

Income vs London+25.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
20
Local approval rate
55%
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)
63
Largest scheme
50 homes · Red Lion PH, 2, Red Lion PH, 2, Red Lion Road, 366 Ewell Road and part of 6 lenelby Road, Surbiton, KT6 7QQ
Pipeline pressure
NONE

Named schemes (500m)

Former Car Compound at 2a, and Land Adjacent 2, Former Car Compound at 2a, and Land Adjacent 2, Ellerton Road, Surbiton, KT6 7TX23 homes
completed
326 & R/O 322, 326 & R/O 322, EWELL ROAD, KT615 homes
completed
AMBER LODGE, 54, AMBER LODGE, 54, THE AVENUE, KT5 8JL13 homes
completed
27-31, 27-31, THE AVENUE, KT512 homes
completed
51-53, 51-53, The Avenue, KT5 8JW12 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 8PH

Full postcodeKT5 8PH
Postcode districtKT5
BoroughLondon Borough of Kingston upon Thames
WardBerrylands
Latitude51.387465
Longitude-0.291424
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