Alexandra · Kingston upon Thames · Kingston and Surbiton constituency · 51.38755, -0.27363

KT5 9LS— Alexandra, Kingston upon Thames

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

The family fortress

 

Schools 100%Safety 83/100Transport 18/100Low yield 3.00%

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
83
Schools
100
Transport
18
Environment
69
Investment
39

The bottom line

KT5 9LS 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: 60 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

KT5 9LS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+25.2% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for KT5 9LS

🛡️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 9LS 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 · 8 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 · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.2 incidents per 1,000 residents

Better than 62% of London
→ Stable

-15% vs borough

Crime by type

Violence & sexual offences26%
Anti-social behaviour24%
Other21%
Vehicle crime20%
Burglary7%
Robbery1%
Drug offences0%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Surbiton Fire Station · 1.8km

Crime is 23% below London average

Property

Prices, sales volume and market trends

Avg floor area128.7 m²

EPC breakdown

C
1%
D
7%
E
5%
F
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 75%Detached 25%

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£321,750
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, 100 mm loft insulation
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

1996–2023 · CAGR

+6.5%

Total change

+448%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.7%

per year

Acceleration

-8.24

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £100k–£125k · 24 sales

Property Type Mix

Total: 24 sales

Detached25%
Semi-detached75%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£114k£250k+118.9%1.8
Post-dot-com plateau2003–2004£390k£275k-29.5%1.5
Pre-crash peak2005–2007£280k£525k+87.5%1.7
GFC & correction2009–2009£370k£370k+0%2
Help-to-Buy recovery2013–2016£475k£609k+28.2%1
Pandemic surge2020–2020£660k£660k+0%1
Rate-rise correction2022–2023£670k£625k-6.7%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.7% alpha

Semi-detached+0.7% α
Local
9.9%
District
9.2%

CAGR over 13yr 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
Tolworth→ Waterloo· 2 tph
34 min

Nearby stations

TolworthNational Rail
16 min walk
Dundonald Road Tram StopTram
71 min walk
Morden Underground StationNorthern
71 min walk
Merton Park Tram StopTram
73 min walk
Wimbledon Underground StationDistrict
75 min walk
No bus stops within 400m

8

Walkability score

16

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria69 min ↑
Waterloo ★60 min
Canary Wharf78 min ↑
City70 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 park602m
Santander docks (800m)0
Nearest cycle dock6.4 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: 22.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 87% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.0 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 43%
More green space than 85% of London

Nearest SSSI: Stones Road Pond SSSI — 5.4 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

7 min walk

78%

Recommend GP

78%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

Nearest hospitalTolworth Hospital · 1.4 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Woodies Freehouse (672 m)

No restaurants within 800m — nearest: Batterfly (711 m)

Nearest supermarketBulgarian Food & Delicatessen · 1.1 km
5 tennis courts1 swimming pools4 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)

674m

Post office

Nearby shops

Alex Convenience Store649 m
Berrylands Convenience Store718 m

Nearby cafes

Café Rosa665 m
koffeeROOM700 m
Costa972 m

Nearby restaurants

Batterfly711 m
Capital Café748 m
Chicken World Peri Peri762 m

Nearby pubs

Woodies Freehouse672 m

Nearby gyms

King's College Sports Ground (Woodies)487 m
Supreme Bowling Club572 m
LSE Sports Ground678 m
King's College Sports Ground921 m

Nearby pharmacies

Pearcare Pharmacy715 m
Boots974 m

Nearby health

Tolworth Rise Practice152 m
Transcend Consulting Rooms545 m
Sunray Surgery575 m
The Fabulous Smile Company932 m
Food hygiene (5-star)67% of 6

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
95

High street

E

High street health

Registered businesses

89 LTD
ANDY JACKSON ENGINEERING LTD
ELLA AND CHERRY LIMITED
EXCELLENCE DRIVING SCHOOL LIMITED
KHURANA FOOD AND DRINKS LIMITED

+3 more

Investment

Investment grade, yield and market outlook

39

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 score18/100
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

33.1

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,040m
Crossrail 2 route6,003m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,012 nationally

1,394

Est. population

7,808/km²

56%

Employed

41%

Degree educated

£52,600

Median income

4.6%

Claimant rate

SuburbanHigh densityOwner occupiers / families

61

Community stability

Age profile

24%
14%
21%
18%
22%
Under 1824%
18–3414%
35–4921%
50–6418%
65+22%

Tenure

44%
42%
Own outright44%
Own (mortgage)42%
Private rent12%
Social rent3%

Ethnicity

47%
28%
White British47%
White Other10%
Asian28%
Black3%
Mixed4%
Other8%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine17%
No car household11%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent12%
Social rent3%

vs. London

Income vs London+25.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
14
Local approval rate
50%
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)

238 & 238A, 238 & 238A, Tolworth Rise South, KT5 9NB3 homes
completed
176, 176, Tolworth Rise South, Surbiton, KT5 9NJ2 homes
completed
Land at Rear of 138-140, Land at Rear of 138-140, Tolworth Rise South, Surbiton, KT5 9NJ2 homes
completed
155A, 155A, Tolworth Rise North, Surbiton, KT5 9ES1 homes
completed
242, 242, Tolworth Rise South, KT5 9NB1 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

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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 9LS

Full postcodeKT5 9LS
Postcode districtKT5
BoroughLondon Borough of Kingston upon Thames
WardAlexandra
Latitude51.387546
Longitude-0.273628
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