Surbiton Hill · Kingston upon Thames · Kingston and Surbiton constituency · 51.38907, -0.29493

KT5 8RU— Surbiton Hill, Kingston upon Thames

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

The family fortress

 

Schools 100%Safety 77/100Transport 33/100Low yield 3.00%⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
67
Safety
77
Schools
60
Transport
33
Environment
63
Investment
46

The bottom line

KT5 8RU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families 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 8RU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+14.8% vs London avg
vs London crime+31.0% vs London avg

Deep-dive guides for KT5 8RU

🛡️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 8RU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Matthew's CofE Primary School

Not yet inspected · 4 min walk

KS2: 108.7

—

Secondary

The Hollyfield School and Sixth Form Centre

Not yet inspected · 11 min walk

P8: +0.29A8: 52.6

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 1 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.3 incidents per 1,000 residents

Higher crime than 64% of London
→ Stable

+45% vs borough

Crime by type

Other31%
Anti-social behaviour23%
Violence & sexual offences22%
Vehicle crime13%
Burglary7%
Robbery2%
Drug offences1%
Theft1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Surbiton Fire Station · 413m

Crime is +31% above London average

Property

Prices, sales volume and market trends

Avg floor area93 m²

EPC breakdown

C
3%
D
2%

Based on 5 properties · Confidence: low

Street mix

Terraced 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

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£232,500
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)
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

1995–2022 · CAGR

+8.5%

Total change

+797%

Market Activity

Price Velocity & Acceleration

Current Velocity

+42.6%

per year

Acceleration

+35.07

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 10 sales

Property Type Mix

Total: 10 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£90k£123k+37%1.5
Post-dot-com plateau2002–2004£221k£235k+6.3%1.5
GFC & correction2011–2011£342k£342k+0%1
Help-to-Buy recovery2015–2015£525k£525k+0%1
Brexit uncertainty2017–2017£565k£565k+0%1
Rate-rise correction2022–2022£805k£805k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.5% alpha

Terraced+0.5% α
Local
13.7%
District
13.2%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
9 min walk
Dundonald Road Tram StopTram
86 min walk
Merton Park Tram StopTram
88 min walk
Wimbledon Underground StationDistrict
89 min walk
Morden Underground StationNorthern
89 min walk
No bus stops within 400m

48

Walkability score

110

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

8

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)5
Nearest car park135m
Santander docks (800m)0
Nearest cycle dock7.4 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: 15.9 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 10%
More green space than 76% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 3.6 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

4 min walk

14

GPs within 1km

5

Dentists within 1km

10

Care homes (1km)

Nearest hospitalTolworth Hospital · 1.1 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

77

Parks (1km)

13

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

19

Sports (1km)

3

Convenience

Nearest supermarketSnow White Food And Wine · 396 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)

817m

Post office

Nearby shops

Food Fare55 m
Ishver News202 m
Laabham265 m
Surbiton Local300 m

Nearby cafes

Black Swan182 m
Munchies Cafe198 m
Icon Community Coffee House234 m
Coffee on the Corner399 m

Nearby restaurants

Positano179 m
Bamanoosh179 m
Nawab To Go186 m
Kebir201 m

Nearby pubs

The Prince of Wales201 m
The Royal Oak422 m
Brave New World447 m
The Coronation Hall795 m

Nearby gyms

Fitbox236 m
Surbiton Hill Methodist Tennis Club515 m
Surbiton Racket and Fitness Club597 m
Motion Training CrossFit602 m

Nearby pharmacies

Shan Pharmacy254 m
Newman Pharmacy392 m

Nearby health

Surbiton Smile Centre202 m
Indigo Medical Clinic218 m
The Dentgist Group238 m
Stedham House Dental Surgery509 m
Food hygiene (5-star)59% of 71

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

51 DEGREES PRODUCTION SERVICES LTD

Investment

Investment grade, yield and market outlook

46

Investment score

Moderate

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Future outlook

39.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,005m
Crossrail 2 route7,132m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,993 nationally

1,571

Est. population

6,870/km²

74%

Employed

60%

Degree educated

£48,200

Median income

3.5%

Claimant rate

SuburbanMedium densityEstablished mixed

41

Community stability

Age profile

16%
30%
27%
17%
Under 1816%
18–3430%
35–4927%
50–6417%
65+10%

Tenure

18%
36%
37%
Own outright18%
Own (mortgage)36%
Private rent37%
Social rent9%
Shared ownership1%

Ethnicity

67%
15%
White British67%
White Other16%
Asian8%
Black2%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine12%
No car household33%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent37%
Social rent9%

vs. London

Income vs London+14.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
7
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
22
Local approval rate
50%
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
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
REAR OF, 187-195, REAR OF, 187-195, EWELL ROAD, KT643 homes
completed
Alpha Wharf, Alpha Wharf, Howard Road, Surbiton, KT5 8SA28 homes
completed
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
103-109, 103-109, EWELL ROAD, KT6 6AL22 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

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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 8RU

Full postcodeKT5 8RU
Postcode districtKT5
BoroughLondon Borough of Kingston upon Thames
WardSurbiton Hill
Latitude51.389072
Longitude-0.294928
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