Berrylands · Kingston upon Thames · Kingston and Surbiton constituency · 51.39588, -0.27895

KT5 9EF— Berrylands, Kingston upon Thames

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

The family fortress

 

Schools 100%Safety 87/100Transport 36/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
66
Safety
87
Schools
100
Transport
36
Environment
69
Investment
30

The bottom line

KT5 9EF 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: 50 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

KT5 9EF

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 9EF

🛡️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 9EF 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 · 19 min walk

P8: +0.88A8: 59.2

100% of local schools rated Good or Outstanding · based on 4 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

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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Surbiton Fire Station · 1.4km

Crime is 61% below 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£6,256/m²
Price per ft²£581/ft²
Avg floor area109.4 m²

EPC breakdown

C
2%
D
10%
E
5%
F
1%

Based on 18 properties · Confidence: medium

Street mix

Semi 95%Terraced 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£273,500
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

1995–2024 · CAGR

+6.4%

Total change

+509%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.6%

per year

Acceleration

-13.75

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 37 sales

Property Type Mix

Total: 37 sales

Semi-detached94.6%
Terraced5.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£110k£178k+61.8%1.8
Post-dot-com plateau2001–2004£248k£275k+10.9%2
Pre-crash peak2006–2007£308k£380k+23.6%2.5
GFC & correction2008–2012£418k£500k+19.8%1.8
Help-to-Buy recovery2013–2016£450k£600k+33.5%1.3
Brexit uncertainty2018–2019£713k£630k-11.6%1.5
Rate-rise correction2022–2023£865k£823k-4.8%1.5
Current market2024–2024£670k£670k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-1.2% alpha

Semi-detached-1.2% α
Local
5.6%
District
6.8%

CAGR over 27yr 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
Below London average
Berrylands→ Waterloo· 2 tph
29 min

Nearby stations

BerrylandsNational Rail
5 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

16

Walkability score

38

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 park490m
Santander docks (800m)0
Nearest cycle dock6.3 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: 14.6 km away✗ Not Green Belt✗ Not AONB43% green spaceTree canopy: 46%
More green space than 93% 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

1

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

41

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

14

Sports (1km)

1

Convenience

Nearest supermarketBulgarian Food & Delicatessen · 1.6 km
8 tennis courts1 swimming pools3 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)

690m

Post office

Nearby shops

Stuart's News329 m
Hill Park Express419 m
Stear C F & M C421 m
Alex Convenience Store699 m

Nearby cafes

Café Rosa690 m
koffeeROOM700 m
Brewsters Coffee House831 m
Madeira Beach Cafe876 m

Nearby restaurants

New Kam Tong416 m
Batterfly721 m
Smokings kitchen877 m
Moksha877 m

Nearby pubs

Berrylands269 m

Nearby gyms

Pilates in Surbiton282 m
King's College Sports Ground392 m
LSE Sports Ground645 m
Surbiton Racket and Fitness Club783 m

Nearby pharmacies

Pearcare Pharmacy736 m

Nearby health

Tooth Doc909 m
Dr Rupa Patel969 m
Tolworth Rise Practice1.0 km
SNS Dental Practice1.2 km
Food hygiene (5-star)77% of 13

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

JUNO GLASS LIMITED
MANDERS CONSULTANCY LIMITED
SIMIBEL ACCOUNTING LIMITED
SIMIBEL LIMITED

Investment

Investment grade, yield and market outlook

30

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
Sales last 12 months0

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

4/100

Velocity score

Future outlook

53.8

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,671m
Crossrail 2 route5,791m

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)
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
170, 170, Chiltern Drive, Surbiton, KT5 8LS1 homes
completed
Rear of 152, Rear of 152, 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

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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 9EF

Full postcodeKT5 9EF
Postcode districtKT5
BoroughLondon Borough of Kingston upon Thames
WardBerrylands
Latitude51.395879
Longitude-0.278949
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