Surbiton Hill · Kingston upon Thames · Kingston and Surbiton constituency · 51.39122, -0.29726

KT5 8SE— Surbiton Hill, Kingston upon Thames

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

Strong, well-rated schools nearby

 

Schools 100%Safety 76/100Transport 39/100Low yield 3.00%

Best for: Families

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

Liveability
62
Safety
76
Schools
90
Transport
39
Environment
60
Investment
43

The bottom line

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

Less suited to Car-free commuters.

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Location

KT5 8SE

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 8SE

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How KT5 8SE 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 · 3 min walk

KS2: 104.3

—

Secondary

The Hollyfield School and Sixth Form Centre

Not yet inspected · 8 min walk

P8: +0.29A8: 52.6

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 3 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Surbiton Fire Station · 125m

Crime is +40% above London average

Property

Prices, sales volume and market trends

Avg floor area48.3 m²

EPC breakdown

B
1%
C
15%
D
12%
E
7%
F
2%

Based on 37 properties · Confidence: high

Street mix

Flat 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£120,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, 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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2019 · CAGR

+6.1%

Total change

+206%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.7%

per year

Acceleration

+48.41

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£90k£90k+0%1
Post-dot-com plateau2004–2004£141k£141k+0%2
Pre-crash peak2007–2007£183k£183k+0%1
GFC & correction2010–2012£175k£187k+6.9%1
Help-to-Buy recovery2016–2016£283k£283k+0%1
Brexit uncertainty2018–2019£219k£275k+25.7%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.7% alpha

Flat/maisonette-1.7% α
Local
3.2%
District
4.9%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
6 min walk
Dundonald Road Tram StopTram
86 min walk
Merton Park Tram StopTram
89 min walk
Wimbledon Underground StationDistrict
89 min walk
Wimbledon Tram StopTram
90 min walk
No bus stops within 400m

45

Walkability score

119

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

10

Car parks (800m)

5

EV chargers (800m)

Nearest car park141m
Santander docks (800m)0
Nearest cycle dock7.4 km

Nearby car parks

🅿️
St Phillip's Road· yes
657m

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 AONB11% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Bushy Park and Home Park SSSI — 3.4 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

2 min walk

89%

Recommend GP

89%

Overall GP experience

13

GPs within 1km

5

Dentists within 1km

9

Care homes (1km)

Nearest hospitalTolworth Hospital · 1.4 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

61

Parks (1km)

16

Restaurants (800m)

6

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

14

Sports (1km)

6

Convenience

Nearest supermarketSnow White Food And Wine · 646 m
8 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

563m

Post office

Nearby shops

Surbiton Local89 m
Laabham125 m
Londis245 m
Ishver News251 m

Nearby cafes

Icon Community Coffee House170 m
Munchies Cafe273 m
Black Swan321 m
Nero Express502 m

Nearby restaurants

Ploy's Thai Bistro146 m
Caffetteria Maruzzella167 m
Olive Pizza181 m
Nawab To Go220 m

Nearby pubs

The Prince of Wales180 m
Brave New World235 m
The Coronation Hall523 m
The Surbiton Flyer556 m

Nearby gyms

Fitbox166 m
Motion Training CrossFit334 m
Surbiton Hill Methodist Tennis Club556 m
Surbiton Racket and Fitness Club594 m

Nearby pharmacies

Shan Pharmacy136 m
Newman Pharmacy190 m
Superdrug695 m

Nearby health

The Dentgist Group161 m
Indigo Medical Clinic199 m
Stedham House Dental Surgery220 m
Surbiton Smile Centre247 m
Food hygiene (5-star)62% of 66

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

A

High street health

Investment

Investment grade, yield and market outlook

43

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 score16/100
Right-to-buy sales (5yr)Owner-occupier growth signal95

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Future outlook

20.3

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,971m
Crossrail 2 route7,158m

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)
13
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
6
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
24
Local approval rate
58%
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)
55
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
Former Oakhill Health Centre, 3, Former Oakhill Health Centre, 3, Oakhill, KT6 6DY41 homes
completed
Alpha Wharf, Alpha Wharf, Howard Road, Surbiton, KT5 8SA28 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 8SE

Full postcodeKT5 8SE
Postcode districtKT5
BoroughLondon Borough of Kingston upon Thames
WardSurbiton Hill
Latitude51.391219
Longitude-0.297263
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