Berrylands · Kingston upon Thames · Kingston and Surbiton constituency · 51.39111, -0.28400

KT5 8PP— Berrylands, Kingston upon Thames

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

The family fortress

 

Schools 100%Safety 86/100Transport 29/100Low yield 3.00%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
66
Safety
86
Schools
60
Transport
29
Environment
65
Investment
38

The bottom line

KT5 8PP 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 8PP

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 8PP

🛡️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 8PP 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 · 3 min walk

KS2: 109.9

—

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 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 10 min walk

3 primaries · 0 secondaries · 0 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Surbiton Fire Station · 985m

Crime is 47% below London average

Property

Prices, sales volume and market trends

Avg floor area128.3 m²

EPC breakdown

C
4%
D
6%
E
4%
G
2%

Based on 16 properties · Confidence: medium

Street mix

Semi 82%Terraced 14%Detached 5%

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£320,750
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £3,052
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+6.9%

Total change

+544%

Market Activity

Price Velocity & Acceleration

Current Velocity

-19.8%

per year

Acceleration

-30.48

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 44 sales

Property Type Mix

Total: 44 sales

Detached4.5%
Semi-detached81.8%
Terraced13.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£126k£228k+81.3%2.8
Post-dot-com plateau2001–2004£265k£345k+30.2%2
Pre-crash peak2005–2006£387k£420k+8.4%3.5
GFC & correction2010–2011£400k£515k+28.7%2
Help-to-Buy recovery2016–2016£855k£855k+0%1
Brexit uncertainty2017–2019£815k£839k+2.9%1.3
Rate-rise correction2022–2023£913k£1.01m+10.7%2.5
Current market2024–2024£810k£810k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.5% alpha

Semi-detached+0.5% α
Local
8%
District
7.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing3
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
11 min walk
Dundonald Road Tram StopTram
76 min walk
Merton Park Tram StopTram
79 min walk
Morden Underground StationNorthern
79 min walk
Wimbledon Underground StationDistrict
79 min walk
No bus stops within 400m

18

Walkability score

9

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park225m
Santander docks (800m)0
Nearest cycle dock6.7 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 waterLOW
Low
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: 15.2 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 70%
More green space than 85% of London

Nearest SSSI: Richmond Park SSSI — 5.7 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

10 min walk

4

GPs within 1km

2

Dentists within 1km

Nearest hospitalTolworth Hospital · 1.3 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

48

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

18

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Berrylands (810 m)

Nearest supermarketBulgarian Food & Delicatessen · 960 m
14 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

159m

Post office

Nearby shops

Berrylands Convenience Store156 m
Alex Convenience Store184 m
Hill Park Express749 m
Stear C F & M C749 m

Nearby cafes

koffeeROOM140 m
Café Rosa167 m
Coffee on the Corner729 m
Cafe Delight1.0 km

Nearby restaurants

Batterfly144 m
New Kam Tong750 m
Ristorante Sorrento938 m
Anaaya970 m

Nearby pubs

Berrylands810 m

Nearby gyms

Surbiton Hill Methodist Tennis Club396 m
Surbiton Racket and Fitness Club430 m
Pilates in Surbiton834 m

Nearby pharmacies

Pearcare Pharmacy152 m

Nearby health

Confidental Clinic906 m
Mydentist949 m
The Corner House Dental Practice962 m
Lambert Sports Clinic971 m
Food hygiene (5-star)79% of 14

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
95

High street

E

High street health

Registered businesses

1997 DESIGNS LIMITED
58 EFFINGHAM ROAD MANAGEMENT COMPANY LIMITED
FRINGE FILMS LIMITED
HAWTHORNE AVENUE LTD
PARTHIAN CONTRACTORS LTD

+1 more

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 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

41.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,288m
Crossrail 2 route6,364m

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
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Local approval rate
64%
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)
0
Largest scheme
23 homes · SURBITON LAGOON, SURBITON LAGOON, RAEBURN AVENUE, KT5 9EA
Pipeline pressure
NONE

Named schemes (500m)

SURBITON LAGOON, SURBITON LAGOON, RAEBURN AVENUE, KT5 9EA23 homes
completed
118 (Raeburn Garage), 118 (Raeburn Garage), Raeburn Avenue, KT5 9EA4 homes
completed
100, 100, ALEXANDRA DRIVE, KT5 9AG1 homes
completed
82A, 82A, Alexandra Drive, Surbiton, KT5 9AG1 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 8PP

Full postcodeKT5 8PP
Postcode districtKT5
BoroughLondon Borough of Kingston upon Thames
WardBerrylands
Latitude51.391106
Longitude-0.284001
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