Alexandra · Kingston upon Thames · Kingston and Surbiton constituency · 51.38539, -0.29134

KT5 9AZ— Alexandra, Kingston upon Thames

Location and area intelligence for KT5 9AZ, Alexandra, Kingston upon Thames

The family fortress

 

Schools 100%Safety 77/100Transport 27/100Low yield 3.40%⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
60
Safety
77
Schools
60
Transport
27
Environment
66
Investment
42

The bottom line

KT5 9AZ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £530,000 median — 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 9AZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+1.9% vs London avg
vs London income+14.8% vs London avg
vs London crime+31.0% vs London avg

Deep-dive guides for KT5 9AZ

🛡️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 9AZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Tolworth Junior School

Not yet inspected · Inspected Dec 2024 · 4 min walk

KS2: 107.2

—

Secondary

Tolworth Girls' School and Sixth Form

Not yet inspected · 15 min walk

P8: +0.89A8: 59.5

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 7 min walk

6 primaries · 0 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Surbiton Fire Station · 893m

Crime is +31% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£530,000

Median sale price

Above London median by 2%

£530,000 is 2% above the London median (£520,000)

-34.3%

This year

Flat

Dominant type

Price history

5-year change
+14.8%
Sales (24 months)7
New build0.0%
Avg semi-detached£795,000
Avg flat£515,000
Price per m²£6,023/m²
Price per ft²£560/ft²
Avg floor area93.8 m²

EPC breakdown

C
9%
D
24%
E
11%
F
2%
G
1%

Based on 47 properties · Confidence: high

Street mix

Semi 10%Detached 19%Flat 70%Other 2%

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

Stamp duty

Standard buyer£14,000
First-time buyerFTB
£5,250
Additional propertyBTL/2nd
£29,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

11.0×

Price-to-income

£2,651/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£234,500
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,878
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.3%

Total change

+523%

Market Activity

Price Velocity & Acceleration

Current Velocity

-19.1%

per year

Acceleration

-37.87

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £400k–£450k · 130 sales

Property Type Mix

Total: 130 sales

Detached19.2%
Semi-detached10%
Flat/maisonette70.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£74k£150k+102.7%4.3
Post-dot-com plateau2001–2004£228k£225k-1.1%6.2
Pre-crash peak2005–2007£226k£285k+25.9%5.3
GFC & correction2008–2012£268k£316k+18.1%3.8
Help-to-Buy recovery2013–2016£436k£428k-1.8%3.2
Brexit uncertainty2017–2019£451k£564k+24.9%3.7
Pandemic surge2020–2021£436k£462k+5.8%3
Rate-rise correction2022–2023£490k£480k-2%3.5
Current market2024–2025£570k£461k-19.1%3.5

Price Trajectory by Type

DetachedSemi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Weakest performer

Semi-detached

-1.8% alpha

Flat/maisonette+0.7% α
Local
6.8%
District
6.1%
Detached+0% α
Local
5.7%
District
5.7%
Semi-detached-1.8% α
Local
10.7%
District
12.5%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
15 min walk
Dundonald Road Tram StopTram
85 min walk
Morden Underground StationNorthern
87 min walk
Merton Park Tram StopTram
88 min walk
Wimbledon Underground StationDistrict
89 min walk
No bus stops within 400m

40

Walkability score

64

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

5

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)5
Nearest car park181m
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: 16.0 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 55%
More green space than 87% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 4.1 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

2 min walk

13

GPs within 1km

5

Dentists within 1km

5

Care homes (1km)

Nearest hospitalTolworth Hospital · 673 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

68

Parks (1km)

7

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

18

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 267 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

0

Libraries (1km)

0

Cinemas (2km)

785m

Post office

Nearby shops

Sainsbury's Local310 m
Balmoral Food & Wine425 m
Food Fare426 m
Natali481 m

Nearby cafes

Coffee on the Corner107 m
Moon279 m
Black Swan526 m
Cafe Delight564 m

Nearby restaurants

Flame & Frappe266 m
Sushi Hero273 m
Anaaya443 m
Ristorante Sorrento461 m

Nearby pubs

The Royal Oak245 m
The Prince of Wales646 m
The Maypole737 m
Brave New World905 m

Nearby gyms

Fitbox682 m
Surbiton Hill Methodist Tennis Club767 m
Surbiton Racket and Fitness Club871 m
Motion Training CrossFit1.1 km

Nearby pharmacies

Shan Pharmacy710 m
Pearcare Pharmacy751 m
Newman Pharmacy842 m
Boots878 m

Nearby health

Confidental Clinic259 m
Red Lion Road Surgery299 m
Lambert Sports Clinic452 m
Mydentist517 m
Food hygiene (5-star)56% of 54

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
95

High street

A

High street health

Registered businesses

21 BROOMFIELD ROAD LIMITED
BERRYLANDS INVESTMENTS LIMITED
EMMA BEST LIMITED
FLOOD FINANCIAL CONSULTANCY LTD
FUTURE MEP LIMITED

+9 more

Investment

Investment grade, yield and market outlook

42

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
3.4% (average)London avg: 3.8%Below average yield — bottom 52%
Gentrification score24/100
Right-to-buy sales (5yr)Owner-occupier growth signal95
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

63.2

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,094m
Crossrail 2 route7,139m

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%
Price vs London+1.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
20
Local approval rate
55%
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)
57
Largest scheme
50 homes · Red Lion PH, 2, Red Lion PH, 2, Red Lion Road, 366 Ewell Road and part of 6 lenelby Road, Surbiton, KT6 7QQ
Pipeline pressure
NONE

Named schemes (500m)

Red Lion PH, 2, Red Lion PH, 2, Red Lion Road, 366 Ewell Road and part of 6 lenelby Road, Surbiton, KT6 7QQ50 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
17-31, 17-31, PYNE ROAD, RED LION ROAD (52), KT617 homes
completed
326 & R/O 322, 326 & R/O 322, EWELL ROAD, KT615 homes
completed
AMBER LODGE, 54, AMBER LODGE, 54, THE AVENUE, KT5 8JL13 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
21.1%
Election year
2026
MP
Ed Davey (Liberal Democrat)
MP majority
17,235
Constituency
Kingston and Surbiton

Councillors

Ian MandersLib Dems
Amir Ali KhanLib Dems

Stamp Duty & Affordability Calculator

Stamp duty on median price (£530,000)

£14,000

Standard buyer

£5,250

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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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 9AZ

Full postcodeKT5 9AZ
Postcode districtKT5
BoroughLondon Borough of Kingston upon Thames
WardAlexandra
Latitude51.385386
Longitude-0.291343
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