Hook & Chessington North · Kingston upon Thames · Kingston and Surbiton constituency · 51.37031, -0.30427

KT9 1BE— Hook & Chessington North, Kingston upon Thames

Location and area intelligence for KT9 1BE, Hook & Chessington North, Kingston upon Thames

The family fortress

 

Schools 100%Safety 80/100Transport 28/100Yield 4.19%

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
80
Schools
90
Transport
28
Environment
62
Investment
53

The bottom line

KT9 1BE 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: 54 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

KT9 1BE

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+10.0% vs London avg
vs London crime+3.0% vs London avg

Deep-dive guides for KT9 1BE

🛡️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 KT9 1BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Paul's CofE Primary School

Not yet inspected · 1 min walk

KS2: 104.1

★★

Secondary

Southborough High School

Good · Inspected Feb 2023 · 8 min walk

P8: +0.29A8: 49.3

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

66.8 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

+14% vs borough

Crime by type

Other32%
Violence & sexual offences25%
Anti-social behaviour17%
Vehicle crime17%
Burglary4%
Drug offences3%
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 · 2.5km

Crime is +3% above London average

Property

Prices, sales volume and market trends

Avg floor area138 m²

EPC breakdown

D
1%
E
2%

Based on 3 properties · Confidence: low

Street mix

Detached 100%

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 yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£345,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,113
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2017 · CAGR

+5.3%

Total change

+141%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.1%

per year

Acceleration

-84.26

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £500k–£600k · 5 sales

Property Type Mix

Total: 5 sales

Detached100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£222k£222k+0%1
Post-dot-com plateau2002–2004£275k£320k+16.4%1
Help-to-Buy recovery2016–2016£570k£570k+0%1
Brexit uncertainty2017–2017£535k£535k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Chessington North→ Waterloo· 2 tph
37 min

Nearby stations

Chessington NorthNational Rail
9 min walk
Morden Underground StationNorthern
105 min walk
Dundonald Road Tram StopTram
107 min walk
Merton Park Tram StopTram
108 min walk
Wimbledon Underground StationDistrict
111 min walk
No bus stops within 400m

14

Walkability score

8

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge62 min ↑
Victoria61 min ↑
Waterloo ★54 min
Canary Wharf72 min ↑
City63 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park113m
Santander docks (800m)0
Nearest cycle dock8.8 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: 17.9 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 34%
More green space than 75% of London

Nearest SSSI: Epsom and Ashtead Commons SSSI — 4.8 km

Energy

Solar: 852 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): 1

Landslide susceptibility: Low

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 yield851.5 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ORCHARD PRACTICE

GOSBURY HILL HEALTH CENTRE, ORCHARD GARDENS, KT9 1AG

2 min walk

77%

Recommend GP

77%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTolworth Hospital · 1.5 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

7

Restaurants (800m)

2

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

2

Convenience

Nearest supermarketLidl · 1.2 km
5 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

394m

Post office

Nearby shops

Surrey Fresh348 m
Brotherdough350 m
Chessington Express371 m
Sainsbury's Local376 m

Nearby cafes

Hook Cafe and Bakery298 m
Ace of Spades653 m
Rhona's789 m

Nearby restaurants

Pizza Hut Delivery378 m
The Red Rose of Chessington403 m
The Marlin424 m
Chickenland437 m

Nearby pubs

The North Star114 m
The Lucky Rover305 m
The Cricketers569 m
Chessington Oak880 m

Nearby pharmacies

Ace Pharmacy503 m
Boots777 m

Nearby health

Orchard Practice236 m
Chessington Dental Practice295 m
Window to the Womb403 m
Love Teeth447 m
Food hygiene (5-star)72% of 39

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

53

Investment score

Moderate

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score17/100
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

31.3

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,905m
Crossrail 2 route8,869m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,029 nationally

1,646

Est. population

5,420/km²

65%

Employed

33%

Degree educated

£46,200

Median income

1.9%

Claimant rate

SuburbanMedium densityOwner occupiers / families

50

Community stability

Age profile

26%
20%
23%
19%
Under 1826%
18–3421%
35–4923%
50–6419%
65+12%

Tenure

28%
36%
22%
13%
Own outright28%
Own (mortgage)36%
Private rent22%
Social rent13%
Shared ownership1%
Rent free0%

Ethnicity

64%
White British64%
White Other12%
Asian11%
Black3%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine22%
No car household17%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Private rent22%
Social rent13%

vs. London

Income vs London+10.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Planning apps (12 months)
9
Local approval rate
44%
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)
9
Largest scheme
8 homes · Land At 63, Verona Drive
Pipeline pressure
NONE

Named schemes (500m)

The Old Coach House, The Old Coach House, Elm Road, Chessington, KT9 1AW4 homes
completed
FORMER 318-320, FORMER 318-320, HOOK ROAD, KT9 1NY4 homes
completed
129, 129, Fullers Way South, Chessington, KT9 1HA2 homes
completed
Dilllon's Newsagents, 316, Dilllon's Newsagents, 316, Hook Road, KT9 1NY1 homes
completed
270, 270, Hook Road, Chessington, KT9 1PF1 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
15.4%
Election year
2026
MP
Ed Davey (Liberal Democrat)
MP majority
17,235
Constituency
Kingston and Surbiton

Councillors

Joanne Emma BarkerLib Dems
Sue AnsariLib Dems
Lorraine Denishea Helen DunstoneLib 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 KT9 1BE

Full postcodeKT9 1BE
Postcode districtKT9
BoroughLondon Borough of Kingston upon Thames
WardHook & Chessington North
Latitude51.370305
Longitude-0.304274
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