Berrylands · Kingston upon Thames · Kingston and Surbiton constituency · 51.39622, -0.27922

KT5 9DF— Berrylands, Kingston upon Thames

Location and area intelligence for KT5 9DF, Berrylands, Kingston upon Thames

The family fortress

 

Schools 100%Safety 85/100Transport 36/100Low yield 2.33%

Best for: Families, Owner-occupiers

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

Liveability
60
Safety
85
Schools
100
Transport
36
Environment
71
Investment
34

The bottom line

KT5 9DF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £771,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 50 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

KT5 9DF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+48.3% vs London avg
vs London income+23.1% vs London avg
vs London crime-41.0% vs London avg

Deep-dive guides for KT5 9DF

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How KT5 9DF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Grand Avenue Primary and Nursery School

Not yet inspected · 9 min walk

KS2: 106.2

★★★

Secondary

Richard Challoner School

Outstanding · Inspected Nov 2022 · 20 min walk

P8: +0.88A8: 59.2

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 16 min walk

2 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

38.0 incidents per 1,000 residents

Better than 72% of London
→ Stable

-35% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour25%
Vehicle crime20%
Other10%
Burglary8%
Drug offences5%
Robbery2%
Theft0%

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 · 1.4km

Crime is 41% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£771,000

Median sale price

Top 25% — 48% above London median

£771,000 is 48% above the London median (£520,000)

+5.7%

This year

Semi-detached

Dominant type

Price history

5-year change
+0.5%
Sales (24 months)5
New build0.0%
Avg semi-detached£813,000
Avg terraced£745,000
Price per m²£7,435/m²
Price per ft²£691/ft²
Avg floor area107 m²

EPC breakdown

A
1%
C
5%
D
21%
E
6%
F
2%

Based on 35 properties · Confidence: high

Street mix

Semi 86%Terraced 8%Detached 6%

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£26,050
First-time buyerFTB
£26,050
Additional propertyBTL/2nd
£49,180

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

14.9×

Price-to-income

£3,857/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£267,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,583
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+8%

Total change

+989%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.0%

per year

Acceleration

-12.97

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £350k–£400k · 72 sales

Property Type Mix

Total: 72 sales

Detached5.6%
Semi-detached86.1%
Terraced8.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£83k£220k+165%3
Post-dot-com plateau2001–2004£208k£283k+36.4%3.5
Pre-crash peak2006–2007£307k£420k+36.6%2.5
GFC & correction2008–2012£440k£443k+0.6%3
Help-to-Buy recovery2013–2015£408k£545k+33.7%1.7
Brexit uncertainty2018–2019£610k£633k+3.7%3
Pandemic surge2021–2021£767k£767k+0%3
Rate-rise correction2022–2023£665k£605k-9%1.5
Current market2024–2026£635k£904k+42.4%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.3% alpha

Semi-detached-0.3% α
Local
6.7%
District
7%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Berrylands→ Waterloo· 2 tph
29 min

Nearby stations

BerrylandsNational Rail
4 min walk
Dundonald Road Tram StopTram
69 min walk
Merton Park Tram StopTram
72 min walk
Wimbledon Underground StationDistrict
72 min walk
Wimbledon Tram StopTram
73 min walk
No bus stops within 400m

15

Walkability score

37

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria68 min ↑
Waterloo ★50 min
Canary Wharf68 min ↑
City60 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park511m
Santander docks (800m)0
Nearest cycle dock6.2 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: 14.5 km away✗ Not Green Belt✗ Not AONB49% green spaceTree canopy: 43%
More green space than 95% of London

Nearest SSSI: Richmond Park SSSI — 5.1 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

SUNRAY SURGERY

97 WARREN DRIVE SOUTH, TOLWORTH, KT5 9QD

19 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

13

Sports (1km)

1

Convenience

Nearest supermarketBulgarian Food & Delicatessen · 1.6 km
8 tennis courts1 swimming pools2 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)

720m

Post office

Nearby shops

Stuart's News287 m
Hill Park Express383 m
Stear C F & M C386 m
Alex Convenience Store730 m

Nearby cafes

Café Rosa721 m
koffeeROOM729 m
Brewsters Coffee House815 m
Sunshine Cafe850 m

Nearby restaurants

New Kam Tong381 m
Batterfly750 m
Smokings kitchen850 m
Moksha853 m

Nearby pubs

Berrylands226 m

Nearby gyms

Pilates in Surbiton239 m
King's College Sports Ground413 m
LSE Sports Ground680 m
Surbiton Racket and Fitness Club781 m

Nearby pharmacies

Pearcare Pharmacy764 m

Nearby health

Tooth Doc881 m
Dr Rupa Patel933 m
SNS Dental Practice1.1 km
Food hygiene (5-star)77% of 13

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
95

High street

A

High street health

Registered businesses

AATM SERVICES LTD
ACTION REIGN COMPANY (A.R.C.) LIMITED
KAYAL LIMITED
KMKIKZ LTD
LONDON AND NORTH EASTERN RAILWAY (L.N.E.R.) LIMITED

+3 more

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.

Low gross yield (2.3%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,500London avg: £1,950/mo
Gross yield
2.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score20/100
Right-to-buy sales (5yr)Owner-occupier growth signal95
Sales last 12 months2

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

17/100

Velocity score

Future outlook

53.1

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,659m
Crossrail 2 route5,789m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,587 nationally

1,604

Est. population

9,548/km²

67%

Employed

56%

Degree educated

£51,700

Median income

1.8%

Claimant rate

SuburbanHigh densityOwner occupiers / families

52

Community stability

Age profile

28%
14%
23%
20%
14%
Under 1828%
18–3414%
35–4923%
50–6420%
65+14%

Tenure

35%
38%
25%
Own outright35%
Own (mortgage)38%
Private rent25%
Social rent2%
Shared ownership0%

Ethnicity

65%
White British65%
White Other13%
Asian11%
Black2%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine10%
No car household16%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent25%
Social rent2%

vs. London

Income vs London+23.1%
Price vs London+48.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Local approval rate
67%
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)
0
Largest scheme
162 homes · CALIFORNIA ROAD DEPOT, CALIFORNIA ROAD DEPOT, CALIFORNIA ROAD, KT3
Pipeline pressure
NONE

Named schemes (500m)

109, 109, Chiltern Drive, Surbiton, KT5 8LS3 homes
completed
121a, 121a, Chiltern Drive, Surbition, KT5 8LS2 homes
completed
170A and B, 170A and B, Chiltern Drive, Surbiton, KT5 8LS2 homes
completed
Rear of 152, Rear of 152, Chiltern Drive, Surbiton, KT5 8LS1 homes
completed
170, 170, Chiltern Drive, Surbiton, KT5 8LS1 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
24.2%
Election year
2026
MP
Ed Davey (Liberal Democrat)
MP majority
17,235
Constituency
Kingston and Surbiton

Councillors

Anita Margaret SchaperLib Dems
Rizwana Suhail MalikLib Dems

Stamp Duty & Affordability Calculator

Stamp duty on median price (£771,000)

£26,050

Standard buyer

£26,050

First-time buyer

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 9DF

Full postcodeKT5 9DF
Postcode districtKT5
BoroughLondon Borough of Kingston upon Thames
WardBerrylands
Latitude51.396225
Longitude-0.279224
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