The bottom line
KT8 9BD offers exceptional schools (100% Good/Outstanding) and a green environment — strong value for Owner-occupiers who can accept its trade-offs.
The catches: high noise levels nearby and 59 min to waterloo — above average for this zone.
Less suited to Families.
Check your dealbreakers
Toggle the things that matter to you — see how KT8 9BD scores on each.
Toggle a question above to see how KT8 9BD meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for KT8 9BD
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Postcode Personality
“High-connectivity investment target”
How KT8 9BD has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
100
Education score
Primary
St Mary's and St Peter's Church of England Primary School
Outstanding · Inspected Dec 2022 · 33 min walk
KS2: 109.9
Secondary
Waldegrave School
Not yet inspected · 48 min walk
100% of local schools rated Good or Outstanding · based on 1 school within 1.5km
Childcare
Childcare
Surbiton Hill Nursery School
Not inspected · 47 min walk
0 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Very high crime
500.0 incidents per 1,000 residents
+845% vs borough
Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.
Crime by type
Road safety
99
Road safety score
1
Accidents (5yr)
5
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
2
Incidents (5yr)
Nearest station: Esher Fire Station · 3.2km
Crime is +669% above London average
Property
2 JulPrices, sales volume and market trends
Property
2 JulPrices, 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.
Price history
EPC breakdown
Based on 26 properties · Confidence: medium
Street mix
LHA rates — Outer South West London
Current mortgage rates
Bank of England (monthly average)
Affordability
Market activity
Days to sell
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2007–2025 · CAGR
+-0.2%
Total change
-3%
Market Activity
Price Velocity & Acceleration
Current Velocity
-3.5%
per year
Acceleration
-3.90
change in velocity
Market State
Downturn
Price Distribution
P25: £400k–£450k · P75: £200k–£250k · 45 sales
Property Type Mix
Total: 45 sales
By decade
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Pre-crash peak | 2007–2007 | £295k | £295k | +0% | 1 |
| GFC & correction | 2008–2012 | £250k | £350k | +40% | 8.7 |
| Help-to-Buy recovery | 2013–2016 | £260k | £317k | +21.8% | 3 |
| Brexit uncertainty | 2017–2019 | £526k | £750k | +42.5% | 1 |
| Pandemic surge | 2020–2020 | £294k | £294k | +0% | 1 |
| Rate-rise correction | 2023–2023 | £295k | £295k | +0% | 2 |
| Current market | 2025–2025 | £285k | £285k | +0% | 1 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Flat/maisonette
+-2.4% alpha
CAGR over 15yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Buyer's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 3
Moderate
Nearby stations
39
Walkability score
121
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
9
Car parks (800m)
0
EV chargers (800m)
Nearby car parks
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
0%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Bushy Park and Home Park SSSI — 0.8 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
HAMPTON WICK SURGERY
TUDOR HOUSE, 26 UPPER TEDDINGTON ROAD, KT1 4DY
30 min walk
81%
Recommend GP
81%
Overall GP experience
0
GPs within 1km
Dentists within 1km
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
126
Parks (1km)
15
Restaurants (800m)
11
Cafes (800m)
2
Pubs (400m)
0
Pharmacies (800m)
1
Gyms (1km)
7
Sports (1km)
4
Convenience
Nightlife (500m)
0
Nightclubs
2
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
1.1km
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Registered businesses
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
60
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
56.6
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 9/10
Least deprived
Index of Multiple Deprivation
Rank: 27,731 nationally
1,702
Est. population
484/km²
57%
Employed
61%
Degree educated
£45,100
Median income
2.5%
Claimant rate
51
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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