Hook & Chessington North · Kingston upon Thames · Kingston and Surbiton constituency · 51.36895, -0.29737

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

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 31/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
56
Safety
80
Schools
60
Transport
31
Environment
58
Investment
42

The bottom line

KT9 1DE 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: 53 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

KT9 1DE

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 1DE

🛡️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 1DE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Castle Hill Primary School

Not yet inspected · Inspected Jan 2025 · 5 min walk

KS2: 102.7

—

Secondary

Tolworth Girls' School and Sixth Form

Not yet inspected · 8 min walk

P8: +0.89A8: 59.5

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 30 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

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Surbiton Fire Station · 2.6km

Crime is +3% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£7,373/m²
Price per ft²£685/ft²
Avg floor area74.5 m²

EPC breakdown

B
1%
C
26%
D
17%
E
1%

Based on 45 properties · Confidence: high

Street mix

Semi 68%Terraced 3%Detached 3%Flat 28%

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£186,250
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
Roof(another dwelling above)
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

1997–2026 · CAGR

+8.7%

Total change

+1028%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.5%

per year

Acceleration

-16.90

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £200k–£250k · 40 sales

Property Type Mix

Total: 40 sales

Detached2.5%
Semi-detached67.5%
Terraced2.5%
Flat/maisonette27.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£55k£127k+133%2.2
Post-dot-com plateau2001–2004£145k£250k+72.5%1.2
Pre-crash peak2005–2007£167k£250k+50.2%1.7
GFC & correction2008–2011£140k£259k+84.6%1
Help-to-Buy recovery2013–2016£250k£471k+88.5%2.2
Brexit uncertainty2017–2017£410k£410k+0%1
Pandemic surge2021–2021£319k£319k+0%2
Rate-rise correction2022–2023£509k£225k-55.8%1.5
Current market2024–2026£503k£615k+22.4%1.3

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.4% alpha

Semi-detached+0.4% α
Local
6.2%
District
5.8%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

26out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
Seasonal Timing0
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
7 min walk
Morden Underground StationNorthern
100 min walk
Dundonald Road Tram StopTram
103 min walk
Merton Park Tram StopTram
104 min walk
Morden Road Tram StopTram
107 min walk
No bus stops within 400m

11

Walkability score

16

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria60 min ↑
Waterloo ★53 min
Canary Wharf71 min ↑
City62 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

6

Car parks (800m)

1

EV chargers (800m)

Nearest car park92m
Santander docks (800m)0
Nearest cycle dock8.5 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: 17.7 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Epsom and Ashtead Commons SSSI — 4.7 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

5 min walk

77%

Recommend GP

77%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

Nearest hospitalTolworth Hospital · 1.3 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

41

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Chessington Oak (558 m)

Nearest supermarketLidl · 1.3 km
2 swimming pools1 sports halls

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)

667m

Post office

Nearby shops

Tesco Express139 m
Morrisons Daily536 m
Sainsbury's Local549 m
Premier Express598 m

Nearby cafes

Rhona's591 m
Hook Cafe and Bakery620 m
Ace of Spades914 m

Nearby restaurants

Greggs518 m
KFC585 m
Chessington Palace Fish & Kebab Bar638 m
Pizza Hut Delivery658 m

Nearby pubs

Chessington Oak558 m
The North Star611 m
The Lucky Rover660 m
William Bourne927 m

Nearby gyms

White Spider Indoor Climbing559 m
Patello Brazilian Jiu Jitsu1.2 km
London Kettlebell Club1.2 km

Nearby pharmacies

Boots569 m
Ace Pharmacy765 m

Nearby health

Orchard Practice373 m
Sedation Solutions545 m
Chessington Dental Practice596 m
Window to the Womb667 m
Food hygiene (5-star)78% of 23

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

COGNISPIRE LTD
LAND HUNTERS LLP
MIDAKL CONSTRUCTION LTD
MOJO ELECTRICAL LIMITED

Investment

Investment grade, yield and market outlook

42

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 score16/100
Right-to-buy sales (5yr)Owner-occupier growth signal95
Sales last 12 months1

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

8/100

Velocity score

Future outlook

45.7

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,589m
Crossrail 2 route8,606m

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
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)
0
Largest scheme
212 homes · TOLWORTH GIRLS SCHOOL AND TOLWORTH REC, TOLWORTH GIRLS SCHOOL AND TOLWORTH REC, FULLERS WAY NORTH, KT6 7LQ
Pipeline pressure
NONE

Named schemes (500m)

SOUTH SIDE ADJ. RAILWAY LINE, ADJACENT, 40, SOUTH SIDE ADJ. RAILWAY LINE, ADJACENT, 40, COX LANE, KT910 homes
completed
Four Oaks Centre 105A, Four Oaks Centre 105A, Mount Road, Chessington, KT9 1JH6 homes
completed
81, 81, Fullers Way South, KT9 1HF2 homes
completed
8, 8, Ashcroft Road, Chessington, KT9 1RR2 homes
completed
The former The Maverick Public House, The former The Maverick Public House, Cox Lane, Chessington, KT9 1SG2 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:

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Key facts for KT9 1DE

Full postcodeKT9 1DE
Postcode districtKT9
BoroughLondon Borough of Kingston upon Thames
WardHook & Chessington North
Latitude51.368955
Longitude-0.297371
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