Chessington South & Malden Rushett · Kingston upon Thames · Kingston and Surbiton constituency · 51.36279, -0.29338

KT9 2AR— Chessington South & Malden Rushett, Kingston upon Thames

Location and area intelligence for KT9 2AR, Chessington South & Malden Rushett, Kingston upon Thames

The family fortress

 

Schools 100%Safety 84/100Transport 32/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
62
Safety
84
Schools
60
Transport
32
Environment
66
Investment
41

The bottom line

KT9 2AR 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 2AR

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+6.2% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for KT9 2AR

🛡️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 2AR 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 · 17 min walk

P8: +0.89A8: 59.5

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 38 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.6 incidents per 1,000 residents

Better than 63% of London
→ Stable

-16% vs borough

Crime by type

Violence & sexual offences29%
Other27%
Anti-social behaviour22%
Vehicle crime12%
Burglary8%
Drug offences3%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Surbiton Fire Station · 3.3km

Crime is 24% below 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£5,381/m²
Price per ft²£500/ft²
Avg floor area65.8 m²

EPC breakdown

B
1%
C
6%
D
14%
E
1%

Based on 22 properties · Confidence: medium

Street mix

Semi 19%Terraced 8%Detached 4%Flat 69%

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£164,500
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, as built, insulated (assumed)
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

1995–2025 · CAGR

+5.3%

Total change

+372%

Market Activity

Price Velocity & Acceleration

Current Velocity

+30.9%

per year

Acceleration

+76.13

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 48 sales

Property Type Mix

Total: 48 sales

Detached4.2%
Semi-detached18.8%
Terraced8.3%
Flat/maisonette68.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£76k£118k+54.1%2
Post-dot-com plateau2001–2004£163k£285k+74.8%2
Pre-crash peak2005–2007£168k£190k+13.1%3
GFC & correction2008–2012£311k£185k-40.6%1.8
Help-to-Buy recovery2014–2016£290k£220k-24.1%1.5
Brexit uncertainty2017–2019£380k£238k-37.5%1
Pandemic surge2020–2021£485k£293k-39.6%2
Rate-rise correction2022–2023£325k£502k+54.5%1
Current market2024–2025£275k£360k+30.9%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.1% alpha

Flat/maisonette-1.1% α
Local
5.5%
District
6.6%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing1
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
7 min walk
Morden Underground StationNorthern
102 min walk
Dundonald Road Tram StopTram
107 min walk
Merton Park Tram StopTram
107 min walk
Morden Road Tram StopTram
108 min walk
No bus stops within 400m

12

Walkability score

18

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

5

Car parks (800m)

1

EV chargers (800m)

Nearest car park358m
Santander docks (800m)0
Nearest cycle dock8.7 km

Nearby car parks

🅿️
Churchfields Recreation Ground
655m

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: 18.1 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 10%
More green space than 87% of London

Nearest SSSI: Epsom and Ashtead Commons SSSI — 4.1 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 yield852.1 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

12 min walk

77%

Recommend GP

77%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

Nearest hospitalTolworth Hospital · 1.9 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketLidl · 1.2 km
1 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.0km

Post office

Nearby shops

Morrisons Daily404 m
Sainsbury's Local407 m
Village Supermarket432 m
Premier Express453 m

Nearby cafes

Rhona's450 m

Nearby restaurants

Greggs401 m
KFC418 m
Chessington Palace Fish & Kebab Bar528 m

Nearby pubs

Chessington Oak268 m
William Bourne306 m

Nearby gyms

Patello Brazilian Jiu Jitsu656 m
London Kettlebell Club657 m
White Spider Indoor Climbing1.1 km

Nearby pharmacies

Boots444 m

Nearby health

Orchard Practice901 m
Sedation Solutions1.1 km
Food hygiene (5-star)76% of 21

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ARHAM.M LTD
GEZICI HANDYMAN LTD
MEVA SCAFFOLDING LTD

Investment

Investment grade, yield and market outlook

41

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 score18/100
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

8/100

Velocity score

Future outlook

54.7

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,492m
Crossrail 2 route8,892m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,680 nationally

1,573

Est. population

6,977/km²

71%

Employed

35%

Degree educated

£44,600

Median income

2.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

56

Community stability

Age profile

23%
20%
24%
19%
14%
Under 1823%
18–3420%
35–4924%
50–6419%
65+14%

Tenure

31%
46%
16%
Own outright31%
Own (mortgage)46%
Private rent16%
Social rent5%
Shared ownership2%
Rent free0%

Ethnicity

72%
White British72%
White Other11%
Asian10%
Black2%
Mixed4%
Other1%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine18%
No car household16%
Unemployed2%
No qualifications14%

Housing tenure (Census 2021)

Private rent16%
Social rent5%

vs. London

Income vs London+6.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
11
Local approval rate
36%
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
38 homes · ALLOTMENT GARDENS, ALLOTMENT GARDENS, CHESSINGTON HILL PARK, KT9 2BQ
Pipeline pressure
NONE

Named schemes (500m)

NURSERY SITE, 132-136, NURSERY SITE, 132-136, MOOR LANE, MAY CLOSE, KT9 2AR19 homes
completed
Former 18, Gilders Road, KT9 2AL6 homes
completed
Land at 235-237, Land at 235-237, Moor Lane, KT9 2AB6 homes
completed
146, 146, Moor Lane, KT9 2AR4 homes
completed
119, 119, Gilders Road, Chessington, KT9 2AJ2 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
16.8%
Election year
2026
MP
Ed Davey (Liberal Democrat)
MP majority
17,235
Constituency
Kingston and Surbiton

Councillors

Andreas KirschLib Dems
Griseldis KirschLib Dems
Sharukh MirzaLib Dems

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Compare Kingston upon Thames with nearby boroughs:

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Key facts for KT9 2AR

Full postcodeKT9 2AR
Postcode districtKT9
BoroughLondon Borough of Kingston upon Thames
WardChessington South & Malden Rushett
Latitude51.362791
Longitude-0.293376
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