Berrylands · Kingston upon Thames · Kingston and Surbiton constituency · 51.39013, -0.28157

KT5 9EA— Berrylands, Kingston upon Thames

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

The family fortress

 

Schools 100%Safety 87/100Transport 28/100Low yield 3.00%

Best for: Families, Owner-occupiers

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

Liveability
63
Safety
87
Schools
100
Transport
28
Environment
66
Investment
38

The bottom line

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

The catch: 48 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

KT5 9EA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+25.2% vs London avg
vs London crime-61.0% vs London avg

Deep-dive guides for KT5 9EA

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

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“The family fortress”

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How KT5 9EA 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 · 4 min walk

KS2: 106.2

★★★

Secondary

Richard Challoner School

Outstanding · Inspected Nov 2022 · 16 min walk

P8: +0.88A8: 59.2

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

25.1 incidents per 1,000 residents

Better than 82% of London
→ Stable

-57% vs borough

Crime by type

Vehicle crime28%
Other23%
Anti-social behaviour20%
Violence & sexual offences15%
Burglary10%
Drug offences3%
Theft3%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Surbiton Fire Station · 1.2km

Crime is 61% below London average

Property

Prices, sales volume and market trends

Avg floor area93.2 m²

EPC breakdown

B
4%
D
4%
E
2%

Based on 10 properties · Confidence: medium

Street mix

Semi 48%Terraced 10%Flat 38%Other 5%

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£233,000
Rebuild cost per m²£2,500/m²

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

Construction era2022
WallsSolid brick, as built, no insulation (assumed)
RoofAverage thermal transmittance 0.13 W/m²K
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,583
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+7.6%

Total change

+670%

Market Activity

Price Velocity & Acceleration

Current Velocity

+38.0%

per year

Acceleration

+35.96

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £700k+ · 20 sales

Property Type Mix

Total: 20 sales

Semi-detached50%
Terraced10%
Flat/maisonette40%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£108k£146k+35.3%1.3
Post-dot-com plateau2002–2002£226k£226k+0%1
Pre-crash peak2006–2006£284k£284k+0%2
GFC & correction2012–2012£392k£392k+0%1
Help-to-Buy recovery2013–2016£391k£430k+9.9%1.3
Brexit uncertainty2019–2019£748k£748k+0%1
Pandemic surge2020–2020£588k£588k+0%1
Rate-rise correction2022–2023£600k£828k+38%3

Buyer vs Seller Score

Composite market conditions index 0–100

4out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing3
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Berrylands→ Waterloo· 2 tph
29 min

Nearby stations

BerrylandsNational Rail
12 min walk
Dundonald Road Tram StopTram
75 min walk
Merton Park Tram StopTram
77 min walk
Morden Underground StationNorthern
77 min walk
Wimbledon Underground StationDistrict
78 min walk
No bus stops within 400m

19

Walkability score

16

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge56 min ↑
Victoria66 min ↑
Waterloo ★48 min
Canary Wharf66 min ↑
City58 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park27m
Santander docks (800m)0
Nearest cycle dock6.7 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: 15.2 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 28%
More green space than 88% of London

Nearest SSSI: Richmond Park SSSI — 5.8 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

12 min walk

78%

Recommend GP

78%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

Nearest hospitalTolworth Hospital · 1.3 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

16

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Berrylands (886 m)

Nearest supermarketBulgarian Food & Delicatessen · 923 m
12 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

60m

Post office

Nearby shops

Alex Convenience Store46 m
Berrylands Convenience Store127 m
Hill Park Express876 m
Stear C F & M C876 m

Nearby cafes

Café Rosa53 m
koffeeROOM89 m
Coffee on the Corner792 m
Cafe Delight924 m

Nearby restaurants

Batterfly109 m
New Kam Tong876 m
Ristorante Sorrento878 m
Anaaya917 m

Nearby pubs

Berrylands886 m

Nearby gyms

Surbiton Hill Methodist Tennis Club593 m
Surbiton Racket and Fitness Club632 m
King's College Sports Ground855 m
Pilates in Surbiton908 m

Nearby pharmacies

Pearcare Pharmacy120 m
Boots1.1 km

Nearby health

Tolworth Rise Practice737 m
Transcend Consulting Rooms840 m
Mydentist876 m
The Corner House Dental Practice881 m
Food hygiene (5-star)91% of 11

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ASH VIEW SURBITON RTM COMPANY LIMITED
EDGE LOGIC LTD
PARKER PA LTD

Investment

Investment grade, yield and market outlook

38

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 score20/100
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

41.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,237m
Crossrail 2 route6,280m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,610 nationally

1,593

Est. population

3,933/km²

63%

Employed

52%

Degree educated

£52,600

Median income

1.7%

Claimant rate

SuburbanMedium densityOwner occupiers / families

62

Community stability

Age profile

26%
23%
22%
19%
Under 1826%
18–3411%
35–4923%
50–6422%
65+19%

Tenure

43%
42%
Own outright43%
Own (mortgage)42%
Private rent7%
Social rent6%
Shared ownership1%
Rent free0%

Ethnicity

67%
13%
White British67%
White Other11%
Asian13%
Black1%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine12%
No car household11%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent7%
Social rent6%

vs. London

Income vs London+25.2%

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)
13
Local approval rate
69%
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
23 homes · SURBITON LAGOON, SURBITON LAGOON, RAEBURN AVENUE, KT5 9EA
Pipeline pressure
NONE

Named schemes (500m)

SURBITON LAGOON, SURBITON LAGOON, RAEBURN AVENUE, KT5 9EA23 homes
completed
118 (Raeburn Garage), 118 (Raeburn Garage), Raeburn Avenue, KT5 9EA4 homes
completed
Lagoon House, Lagoon House, Raeburn Avenue, Surbiton, KT5 9EA4 homes
completed
82A, 82A, Alexandra Drive, Surbiton, KT5 9AG1 homes
completed
100, 100, ALEXANDRA DRIVE, KT5 9AG1 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

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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 9EA

Full postcodeKT5 9EA
Postcode districtKT5
BoroughLondon Borough of Kingston upon Thames
WardBerrylands
Latitude51.390126
Longitude-0.281565
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
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