Surbiton Hill · Kingston upon Thames · Kingston and Surbiton constituency · 51.39407, -0.29582

KT5 8PY— Surbiton Hill, Kingston upon Thames

Location and area intelligence for KT5 8PY, Surbiton Hill, Kingston upon Thames

The hidden gem

 

Schools 100%Safety 81/100Transport 42/100Low yield 2.44%

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
65
Safety
81
Schools
90
Transport
42
Environment
57
Investment
37

The bottom line

KT5 8PY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £737,500 median — a strong choice for Families.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how KT5 8PY scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how KT5 8PY meets your needs.

Location

KT5 8PY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+41.8% vs London avg
vs London income+18.8% vs London avg
vs London crime-8.0% vs London avg

Deep-dive guides for KT5 8PY

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare KT5 8PY with:

Postcode Personality

🚇 Well-Connected🎓 School Smart📈 Up & Coming🔒 Very Safe

“The hidden gem”

Share:WhatsAppShare on X

How KT5 8PY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Lime Tree Primary School

Good · Inspected Feb 2023 · 5 min walk

KS2: 104.3

—

Secondary

The Hollyfield School and Sixth Form Centre

Not yet inspected · 5 min walk

P8: +0.29A8: 52.6

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

59.6 incidents per 1,000 residents

Better than 54% of London
→ Stable

+2% vs borough

Crime by type

Other30%
Violence & sexual offences24%
Anti-social behaviour22%
Vehicle crime12%
Burglary7%
Drug offences4%
Robbery1%
Theft0%

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 · 255m

Crime is 8% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£737,500

Median sale price

Above London median by 42%

£737,500 is 42% above the London median (£520,000)

-29.5%

This year

Flat

Dominant type

Price history

5-year change
+82.1%
Sales (24 months)6
New build0.0%
Avg detached£1,650,000
Avg semi-detached£865,000
Avg terraced£610,000
Avg flat£357,500
Price per m²£10,461/m²
Price per ft²£972/ft²
Avg floor area71.8 m²

EPC breakdown

C
13%
D
23%
E
5%
F
2%
G
1%

Based on 44 properties · Confidence: high

Street mix

Semi 30%Terraced 13%Detached 7%Flat 49%Other 2%

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

Stamp duty

Standard buyer£24,375
First-time buyerFTB
£24,375
Additional propertyBTL/2nd
£46,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

14.8×

Price-to-income

£3,689/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£179,500
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,878
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.7%

Total change

+884%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.7%

per year

Acceleration

-112.31

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £175k–£200k · 60 sales

Property Type Mix

Total: 60 sales

Detached6.7%
Semi-detached30%
Terraced13.3%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£191k+208.1%2.8
Post-dot-com plateau2001–2004£210k£247k+17.6%5
Pre-crash peak2005–2007£171k£176k+3.1%2.7
GFC & correction2008–2012£500k£320k-36%1.8
Help-to-Buy recovery2013–2015£215k£621k+188.6%1.3
Brexit uncertainty2017–2019£408k£335k-17.9%1
Rate-rise correction2022–2022£504k£504k+0%2
Current market2024–2026£475k£610k+28.4%2

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Weakest performer

Semi-detached

-0.3% alpha

Flat/maisonette+0.5% α
Local
5.9%
District
5.4%
Semi-detached-0.3% α
Local
6.2%
District
6.5%

CAGR over 11yr 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 Velocity100
Sales Volume53
Seasonal Timing9
Trend Position40

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
7 min walk
Dundonald Road Tram StopTram
83 min walk
Wimbledon Underground StationDistrict
86 min walk
Merton Park Tram StopTram
87 min walk
Wimbledon Tram StopTram
87 min walk
1 bus routes · 10 stops within 400m · 68 buses/hr peak

32

Walkability score

92

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

9

Car parks (800m)

5

EV chargers (800m)

Nearest car park227m
Santander docks (800m)0
Nearest cycle dock7.2 km

Nearby car parks

🅿️
St Phillip's Road· yes
727m

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: 15.5 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 10%
Less green space than 86% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 3.3 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

BRUNSWICK SURGERY

EWELL ROAD, KT6 6EZ

6 min walk

89%

Recommend GP

89%

Overall GP experience

13

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalTolworth Hospital · 1.7 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)

2

Pharmacies (800m)

2

Gyms (1km)

15

Sports (1km)

3

Convenience

Nearest supermarketSnow White Food And Wine · 951 m
10 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)

635m

Post office

Nearby shops

Londis116 m
Surbiton Local407 m
Laabham454 m
Highlife Supermarket500 m

Nearby cafes

Icon Community Coffee House502 m
Munchies Cafe602 m
The Surbiton Clock Tower Cafe602 m
FIKA [fee-ka]609 m

Nearby restaurants

Surbiton Chinese Food to Take Away92 m
New Kwun Sing92 m
Italiano Pizza112 m
Ploy's Thai Bistro478 m

Nearby pubs

Brave New World112 m
The Prince of Wales511 m
The Coronation Hall551 m
The Surbiton Flyer649 m

Nearby gyms

Motion Training CrossFit127 m
Surbiton Racket and Fitness Club467 m
Surbiton Hill Methodist Tennis Club492 m
Fitbox498 m

Nearby pharmacies

Newman Pharmacy465 m
Shan Pharmacy467 m

Nearby health

Stedham House Dental Surgery251 m
The Dentgist Group494 m
Smartdontics504 m
Indigo Medical Clinic531 m
Food hygiene (5-star)57% of 46

Business

Local businesses registered here

Active businesses
8
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

A

High street health

Registered businesses

32 KING CHARLES ROAD RESIDENTS' ASSOCIATION LIMITED
38 KING CHARLES ROAD RESIDENTS LIMITED
ADROIT INTERIM MANAGEMENT LTD
EM FOR MACARON LTD
INSAXOCONDITA LIMITED

+3 more

Investment

Investment grade, yield and market outlook

37

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.4%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,500London avg: £1,950/mo
Gross yield
2.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score18/100
Right-to-buy sales (5yr)Owner-occupier growth signal95
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

48.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,691m
Crossrail 2 route6,925m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,420 nationally

1,727

Est. population

13,875/km²

71%

Employed

55%

Degree educated

£49,900

Median income

4.0%

Claimant rate

Inner cityHigh densityRenters

29

Community stability

Age profile

15%
33%
27%
15%
Under 1815%
18–3433%
35–4927%
50–6415%
65+11%

Tenure

22%
52%
14%
Own outright12%
Own (mortgage)22%
Private rent52%
Social rent14%
Shared ownership0%
Rent free0%

Ethnicity

50%
26%
White British50%
White Other26%
Asian13%
Black3%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine16%
No car household47%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent52%
Social rent14%

vs. London

Income vs London+18.8%
Price vs London+41.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
5
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
22
Local approval rate
68%
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 Dairy Crest Milk Depot, Former Dairy Crest Milk Depot, Lower Marsh Lane, KT1 3BJ
Pipeline pressure
NONE

Named schemes (500m)

Alpha Wharf, Alpha Wharf, Howard Road, Surbiton, KT5 8SA28 homes
completed
103-109, 103-109, EWELL ROAD, KT6 6AL22 homes
completed
34, 34, BERRYLANDS ROAD, KT5 8RA19 homes
completed
THE RAILWAY TAVERN, THE RAILWAY TAVERN, EWELL ROAD, KT6 6AA19 homes
completed
AUSTIN HOUSE, AUSTIN HOUSE, ST MARKS HILL, KT6 4LE19 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
18.3%
Election year
2026
MP
Ed Davey (Liberal Democrat)
MP majority
17,235
Constituency
Kingston and Surbiton

Councillors

Alison Hamilton HoltLib Dems
Tom ReeveLib Dems
Manish ShuklaLib Dems

Stamp Duty & Affordability Calculator

Stamp duty on median price (£737,500)

£24,375

Standard buyer

£24,375

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in KT5 8PY? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for KT5 8PY.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Kingston upon Thames with nearby boroughs:

Kingston upon Thames vs MertonKingston upon Thames vs Richmond Upon ThamesKingston upon Thames vs Sutton

What else could £738k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track KT5 8PY

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for KT5 8PY

Full postcodeKT5 8PY
Postcode districtKT5
BoroughLondon Borough of Kingston upon Thames
WardSurbiton Hill
Latitude51.394067
Longitude-0.295821
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