Hook & Chessington North · Kingston upon Thames · Kingston and Surbiton constituency · 51.36758, -0.30221

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

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

Strong, well-rated schools nearby

 

Schools 100%Safety 88/100Transport 33/100~4% 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
64
Safety
88
Schools
90
Transport
33
Environment
58
Investment
38

The bottom line

KT9 1BS 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 1BS

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+10.0% vs London avg
vs London crime-66.0% vs London avg

Deep-dive guides for KT9 1BS

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How KT9 1BS 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 · 4 min walk

KS2: 104.1

★★

Secondary

Southborough High School

Good · Inspected Feb 2023 · 11 min walk

P8: +0.29A8: 49.3

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

22.1 incidents per 1,000 residents

Better than 85% of London
→ Stable

-62% vs borough

Crime by type

Violence & sexual offences42%
Anti-social behaviour23%
Other19%
Vehicle crime13%
Theft3%
Drug offences0%
Robbery0%
Burglary0%

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 · 2.8km

Crime is 66% 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.

KT9 district median

£430,000

Based on 100 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,749/m²
Price per ft²£627/ft²
Avg floor area116.9 m²

EPC breakdown

D
5%
E
1%
F
1%

Based on 7 properties · Confidence: low

Street mix

Semi 63%Detached 38%

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 yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£292,250
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, 250 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,113
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+8%

Total change

+831%

Market Activity

Price Velocity & Acceleration

Current Velocity

+34.1%

per year

Acceleration

+18.38

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 8 sales

Property Type Mix

Total: 8 sales

Detached37.5%
Semi-detached62.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£85k£158k+85.9%1
Post-dot-com plateau2004–2004£275k£275k+0%1
GFC & correction2011–2012£375k£375k+0%1
Rate-rise correction2022–2022£510k£510k+0%1
Current market2024–2025£590k£791k+34.1%1

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
Chessington North→ Waterloo· 2 tph
37 min

Nearby stations

Chessington NorthNational Rail
5 min walk
Morden Underground StationNorthern
105 min walk
Dundonald Road Tram StopTram
108 min walk
Merton Park Tram StopTram
109 min walk
Morden Road Tram StopTram
111 min walk
No bus stops within 400m

18

Walkability score

27

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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park270m
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: 18.0 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 61%
Below average green space

Nearest SSSI: Epsom and Ashtead Commons SSSI — 4.5 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

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTolworth Hospital · 1.6 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

8

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Lucky Rover (320 m)

Nearest supermarketLidl · 959 m
2 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

301m

Post office

Nearby shops

Surrey Fresh275 m
Brotherdough278 m
Chessington Express292 m
Tesco Express300 m

Nearby cafes

Hook Cafe and Bakery273 m
Rhona's453 m
Ace of Spades961 m

Nearby restaurants

Pizza Hut Delivery294 m
The Red Rose of Chessington344 m
The Marlin352 m
Chickenland358 m

Nearby pubs

The Lucky Rover320 m
The North Star441 m
Chessington Oak554 m
The Cricketers642 m

Nearby gyms

Patello Brazilian Jiu Jitsu1.0 km
London Kettlebell Club1.0 km

Nearby pharmacies

Boots441 m
Ace Pharmacy804 m

Nearby health

Orchard Practice100 m
Chessington Dental Practice247 m
Window to the Womb300 m
Love Teeth328 m
Food hygiene (5-star)80% of 39

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
95

High street

E

High street health

Registered businesses

BRIGHT LIFE TRADING LIMITED

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
4.2% (average)London avg: 3.8%Above average yield
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

54.5

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,952m
Crossrail 2 route8,958m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,905 nationally

1,401

Est. population

9,688/km²

61%

Employed

31%

Degree educated

£46,200

Median income

2.8%

Claimant rate

SuburbanHigh densityOwner occupiers / families

63

Community stability

Age profile

24%
14%
21%
22%
19%
Under 1824%
18–3414%
35–4921%
50–6423%
65+19%

Tenure

44%
42%
Own outright44%
Own (mortgage)42%
Private rent7%
Social rent7%
Shared ownership0%
Rent free0%

Ethnicity

77%
White British77%
White Other7%
Asian8%
Black2%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine18%
No car household15%
Unemployed3%
No qualifications16%

Housing tenure (Census 2021)

Social rent7%
Private rent7%

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)
12
Local approval rate
42%
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)
1
Largest scheme
38 homes · ALLOTMENT GARDENS, ALLOTMENT GARDENS, CHESSINGTON HILL PARK, KT9 2BQ
Pipeline pressure
NONE

Named schemes (500m)

Service Station, Service Station, Bridge Road, Chessington, KT9 1QL13 homes
completed
The Old Coach House, The Old Coach House, Elm Road, Chessington, KT9 1AW4 homes
completed
1, 1, North Parade, KT9 1QL2 homes
completed
129, 129, Fullers Way South, Chessington, KT9 1HA2 homes
completed
2, 2, Coutts Avenue, KT9 1DA1 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 1BS

Full postcodeKT9 1BS
Postcode districtKT9
BoroughLondon Borough of Kingston upon Thames
WardHook & Chessington North
Latitude51.367577
Longitude-0.302206
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