Surbiton Hill · Kingston upon Thames · Kingston and Surbiton constituency · 51.38935, -0.29496

KT5 8TT— Surbiton Hill, Kingston upon Thames

Location and area intelligence for KT5 8TT, 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 8TT offers exceptional schools (100% Good/Outstanding) and low crime — 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 8TT

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 8TT

🛡️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 8TT 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Surbiton Fire Station · 386m

Crime is +31% above London average

Property

Prices, sales volume and market trends

Avg floor area60.5 m²

EPC breakdown

B
2%
C
8%

Based on 10 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

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£151,250
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2006–2024 · CAGR

+1.6%

Total change

+32%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.4%

per year

Acceleration

-39.92

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 18 sales

Property Type Mix

Total: 18 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2006£250k£250k+0%9
GFC & correction2010–2010£250k£250k+0%1
Help-to-Buy recovery2016–2016£390k£390k+0%1
Brexit uncertainty2018–2019£393k£348k-11.5%1
Pandemic surge2020–2021£345k£362k+4.8%1.5
Rate-rise correction2023–2023£425k£425k+0%1
Current market2024–2024£330k£330k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.3% alpha

Flat/maisonette-1.3% α
Local
2.5%
District
3.8%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
85 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

47

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 park107m
Santander docks (800m)0
Nearest cycle dock7.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 AONB22% green spaceTree canopy: 10%
More green space than 77% 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 · 1.2 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

76

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 · 427 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)

799m

Post office

Nearby shops

Food Fare85 m
Ishver News204 m
Laabham249 m
Surbiton Local279 m

Nearby cafes

Black Swan196 m
Munchies Cafe203 m
Icon Community Coffee House223 m
Coffee on the Corner425 m

Nearby restaurants

Nawab To Go183 m
Bamanoosh191 m
Positano192 m
Caffetteria Maruzzella193 m

Nearby pubs

The Prince of Wales192 m
Brave New World416 m
The Royal Oak453 m
The Coronation Hall773 m

Nearby gyms

Fitbox225 m
Surbiton Hill Methodist Tennis Club497 m
Motion Training CrossFit572 m
Surbiton Racket and Fitness Club575 m

Nearby pharmacies

Shan Pharmacy239 m
Newman Pharmacy376 m

Nearby health

Surbiton Smile Centre203 m
Indigo Medical Clinic212 m
The Dentgist Group226 m
Stedham House Dental Surgery482 m
Food hygiene (5-star)59% of 71

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

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

40.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,986m
Crossrail 2 route7,119m

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
No
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)
21
Local approval rate
48%
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
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 8TT

Full postcodeKT5 8TT
Postcode districtKT5
BoroughLondon Borough of Kingston upon Thames
WardSurbiton Hill
Latitude51.389351
Longitude-0.294961
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