Surbiton Hill · Kingston upon Thames · Kingston and Surbiton constituency · 51.39143, -0.29575

KT5 8SL— Surbiton Hill, Kingston upon Thames

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

Strong, well-rated schools nearby

 

Schools 100%Safety 76/100Transport 38/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

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

Liveability
61
Safety
76
Schools
90
Transport
38
Environment
60
Investment
34

The bottom line

KT5 8SL 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 8SL

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 8SL

🛡️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 8SL 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 · 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 · 2 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 · 183m

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£4,493/m²
Price per ft²£417/ft²
Avg floor area74.6 m²

EPC breakdown

C
11%
D
14%

Based on 25 properties · Confidence: medium

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£186,500
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, filled cavity
RoofFlat, no insulation (assumed)
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

1997–2026 · CAGR

+6.3%

Total change

+484%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.4%

per year

Acceleration

+4.27

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £175k–£200k · 12 sales

Property Type Mix

Total: 12 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£60k£60k+0%1
Post-dot-com plateau2003–2004£158k£190k+20.3%1
Pre-crash peak2007–2007£230k£230k+0%1
GFC & correction2009–2011£196k£185k-5.6%1
Help-to-Buy recovery2013–2016£217k£313k+44%1.5
Brexit uncertainty2019–2019£355k£355k+0%1
Pandemic surge2020–2020£345k£345k+0%1
Current market2026–2026£350k£350k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position75

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

42

Walkability score

88

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 park106m
Santander docks (800m)0
Nearest cycle dock7.3 km

Nearby car parks

🅿️
St Phillip's Road· yes
751m

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: 15.7 km away✗ Not Green Belt✗ Not AONB12% 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

4 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

69

Parks (1km)

13

Restaurants (800m)

5

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

19

Sports (1km)

7

Convenience

Nearest supermarketSnow White Food And Wine · 657 m
14 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)

655m

Post office

Nearby shops

Londis184 m
Surbiton Local193 m
Laabham215 m
Ishver News308 m

Nearby cafes

Icon Community Coffee House246 m
Munchies Cafe325 m
Black Swan361 m
Nero Express602 m

Nearby restaurants

Italiano Pizza181 m
New Kwun Sing202 m
Surbiton Chinese Food to Take Away202 m
Ploy's Thai Bistro229 m

Nearby pubs

Brave New World182 m
The Prince of Wales242 m
The Coronation Hall606 m
The Surbiton Flyer652 m

Nearby gyms

Fitbox243 m
Motion Training CrossFit336 m
Surbiton Hill Methodist Tennis Club447 m
Surbiton Racket and Fitness Club487 m

Nearby pharmacies

Shan Pharmacy222 m
Newman Pharmacy298 m

Nearby health

The Dentgist Group239 m
Indigo Medical Clinic267 m
Stedham House Dental Surgery275 m
Surbiton Smile Centre304 m
Food hygiene (5-star)59% of 64

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
95

High street

A

High street health

Registered businesses

CJ DANCHIE ESTATE LTD
JD SKILLS SCHOOL LTD
OGIS BUILDERS LTD
P J GLEED PLASTERING 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 score16/100
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

34

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,876m
Crossrail 2 route7,054m

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)
12
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
6
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Local approval rate
53%
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)
56
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
103-109, 103-109, EWELL ROAD, KT6 6AL22 homes
completed
34, 34, BERRYLANDS ROAD, KT5 8RA19 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 8SL

Full postcodeKT5 8SL
Postcode districtKT5
BoroughLondon Borough of Kingston upon Thames
WardSurbiton Hill
Latitude51.391431
Longitude-0.295746
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