Surbiton Hill · Kingston upon Thames · Kingston and Surbiton constituency · 51.39303, -0.29620

KT5 8RF— Surbiton Hill, Kingston upon Thames

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

Strong, well-rated schools nearby

 

Schools 100%Safety 76/100Transport 39/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong schools, limited transport — ideal for car-owning families

Liveability
60
Safety
76
Schools
90
Transport
39
Environment
58
Investment
34

The bottom line

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

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how KT5 8RF 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 8RF meets your needs.

Location

KT5 8RF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+14.8% vs London avg
vs London crime+40.0% vs London avg

Deep-dive guides for KT5 8RF

🛡️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 8RF with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How KT5 8RF 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 · 4 min walk

KS2: 104.3

—

Secondary

The Hollyfield School and Sixth Form Centre

Not yet inspected · 6 min walk

P8: +0.29A8: 52.6

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

90.9 incidents per 1,000 residents

Higher crime than 69% of London
→ Stable

+55% vs borough

Crime by type

Anti-social behaviour33%
Violence & sexual offences28%
Other16%
Vehicle crime12%
Drug offences5%
Burglary4%
Theft2%
Robbery1%

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 · 155m

Crime is +40% above 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£11,000/m²
Price per ft²£1,022/ft²
Avg floor area84 m²

EPC breakdown

C
1%
D
2%

Based on 3 properties · Confidence: low

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£210,000
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,878
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2025 · CAGR

+7.9%

Total change

+398%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.8%

per year

Acceleration

-74.51

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £700k+ · 4 sales

Property Type Mix

Total: 4 sales

Semi-detached25%
Terraced75%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£155k£155k+0%1
Help-to-Buy recovery2013–2013£410k£410k+0%1
Current market2024–2025£735k£770k+4.8%1

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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
84 min walk
Wimbledon Underground StationDistrict
87 min walk
Merton Park Tram StopTram
87 min walk
Wimbledon Tram StopTram
88 min walk
No bus stops within 400m

34

Walkability score

95

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

8

Car parks (800m)

5

EV chargers (800m)

Nearest car park128m
Santander docks (800m)0
Nearest cycle dock7.3 km

Nearby car parks

🅿️
St Phillip's Road· yes
694m

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: 15.6 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 10%
Less green space than 79% 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

4 min walk

89%

Recommend GP

89%

Overall GP experience

13

GPs within 1km

5

Dentists within 1km

5

Care homes (1km)

Nearest hospitalTolworth Hospital · 1.6 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

61

Parks (1km)

12

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

15

Sports (1km)

5

Convenience

Nearest supermarketSnow White Food And Wine · 836 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)

598m

Post office

Nearby shops

Londis60 m
Surbiton Local292 m
Laabham338 m
Ishver News463 m

Nearby cafes

Icon Community Coffee House384 m
Munchies Cafe484 m
Black Swan528 m
FIKA [fee-ka]565 m

Nearby restaurants

Italiano Pizza29 m
New Kwun Sing31 m
Surbiton Chinese Food to Take Away38 m
Ploy's Thai Bistro360 m

Nearby pubs

Brave New World41 m
The Prince of Wales392 m
The Coronation Hall527 m
The Surbiton Flyer605 m

Nearby gyms

Motion Training CrossFit165 m
Fitbox381 m
Surbiton Hill Methodist Tennis Club481 m
Surbiton Racket and Fitness Club482 m

Nearby pharmacies

Shan Pharmacy350 m
Newman Pharmacy360 m

Nearby health

Stedham House Dental Surgery189 m
The Dentgist Group376 m
Indigo Medical Clinic413 m
Surbiton Smile Centre459 m
Food hygiene (5-star)57% of 46

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
95

High street

A

High street health

Registered businesses

DANNYBDESIGN LTD

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 score15/100
Right-to-buy sales (5yr)Owner-occupier growth signal95
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

30.1

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,785m
Crossrail 2 route7,000m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,198 nationally

1,672

Est. population

17,399/km²

54%

Employed

40%

Degree educated

£48,200

Median income

5.3%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

35

Community stability

Age profile

18%
31%
18%
16%
17%
Under 1819%
18–3431%
35–4918%
50–6416%
65+17%

Tenure

14%
28%
50%
Own outright7%
Own (mortgage)14%
Private rent28%
Social rent50%
Shared ownership0%
Rent free1%

Ethnicity

57%
15%
14%
White British57%
White Other15%
Asian14%
Black5%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine21%
No car household51%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Social rent50%
Private rent28%

vs. London

Income vs London+14.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
6
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
22
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)
62
Largest scheme
74 homes · ROYAL EYE HOSPITAL, ROYAL EYE HOSPITAL, UPPER BRIGHTON ROAD, KT6
Pipeline pressure
NONE

Named schemes (500m)

Former NHS Trust Site, Former NHS Trust Site, South Place, KT5 8RX49 homes
completed
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

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

Live in KT5 8RF? 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 8RF.
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

Similar postcodes

Frequently asked questions

📍 Track KT5 8RF

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

No spam. Unsubscribe anytime.

Key facts for KT5 8RF

Full postcodeKT5 8RF
Postcode districtKT5
BoroughLondon Borough of Kingston upon Thames
WardSurbiton Hill
Latitude51.393029
Longitude-0.296204
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