Chessington South & Malden Rushett · Kingston upon Thames · Kingston and Surbiton constituency · 51.35763, -0.29661

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

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

 

Schools 100%Safety 10/100Transport 24/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Owner-occupiers

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

Liveability
48
Safety
10
Schools
90
Transport
24
Environment
86
Investment
41

The bottom line

KT9 2EB offers exceptional schools (100% Good/Outstanding), fast broadband and a green environment — strong value for Owner-occupiers who can accept its trade-offs.

The catch: 61 min to waterloo — above average for this zone.

Less suited to Families.

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Location

KT9 2EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.2% vs London avg
vs London crime+669.0% vs London avg

Deep-dive guides for KT9 2EB

🛡️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🌿 Green Lung⚠️ Very high crime
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How KT9 2EB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Mary's CofE (Aided) Primary School

Good · Inspected Sept 2022 · 3 min walk

KS2: 103.4

★★

Secondary

Chessington School

Good · Inspected Feb 2024 · 12 min walk

P8: +0.14A8: 43.0

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 · 45 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

500.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+752% 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

Other36%
Violence & sexual offences29%
Anti-social behaviour16%
Vehicle crime6%
Drug offences5%
Burglary4%
Theft2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Surbiton Fire Station · 3.9km

Crime is +669% 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£5,403/m²
Price per ft²£502/ft²
Avg floor area77.9 m²

EPC breakdown

C
10%
D
30%
E
1%
G
2%

Based on 43 properties · Confidence: high

Street mix

Semi 10%Terraced 81%Detached 7%Other 1%

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£194,750
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, 150 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

1995–2026 · CAGR

+5.1%

Total change

+369%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.2%

per year

Acceleration

+27.32

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 69 sales

Property Type Mix

Total: 69 sales

Detached7.2%
Semi-detached10.1%
Terraced82.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£81k£133k+63.6%2.3
Post-dot-com plateau2001–2004£112k£212k+89.3%2
Pre-crash peak2005–2006£231k£219k-5.1%5.5
GFC & correction2008–2012£217k£211k-2.6%1.2
Help-to-Buy recovery2013–2016£268k£375k+39.9%2.8
Brexit uncertainty2017–2019£399k£375k-5.9%3.5
Pandemic surge2020–2021£545k£404k-25.8%3
Rate-rise correction2023–2023£425k£425k+0%3
Current market2024–2026£348k£380k+9.2%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+-1.3% alpha

Weakest performer

Semi-detached

-3.3% alpha

Terraced-1.3% α
Local
5.3%
District
6.6%
Semi-detached-3.3% α
Local
0.1%
District
3.4%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing7
Trend Position100

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
10 min walk
Morden Underground StationNorthern
108 min walk
Dundonald Road Tram StopTram
114 min walk
Merton Park Tram StopTram
114 min walk
Morden Road Tram StopTram
115 min walk
No bus stops within 400m

14

Walkability score

19

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge69 min ↑
Victoria68 min ↑
Waterloo ★61 min
Canary Wharf79 min ↑
City70 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park358m
Santander docks (800m)0
Nearest cycle dock9.1 km

Nearby car parks

🅿️
Churchfields Recreation Ground
358m

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: 18.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 34%
More green space than 99% of London

Nearest SSSI: Epsom and Ashtead Commons SSSI — 3.4 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

17 min walk

77%

Recommend GP

77%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalHorton Haven · 1.6 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Chessington Oak (703 m)

Nearest supermarketLidl · 987 m
1 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby shops

Village Supermarket197 m
Premier Express717 m
Victoria Newsagent735 m
Sainsbury's Local737 m

Nearby cafes

Rhona's721 m

Nearby restaurants

KFC710 m
Chessington Palace Fish & Kebab Bar731 m
Greggs761 m

Nearby pubs

Chessington Oak703 m
William Bourne756 m

Nearby gyms

London Kettlebell Club249 m
Patello Brazilian Jiu Jitsu259 m

Nearby pharmacies

Boots736 m
Food hygiene (5-star)78% of 18

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
95

High street

E

High street health

Registered businesses

A&K GRECA BUILDING SERVICE LTD
ASHVILLE FIRE SOLUTIONS LTD
MYTOGS LIMITED
REDMOND CONSULTANCY LIMITED
RISE CHRISTIAN RADIO LTD

+1 more

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 score19/100
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

54.8

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,869m
Crossrail 2 route9,469m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,152 nationally

1,509

Est. population

5,412/km²

67%

Employed

37%

Degree educated

£44,600

Median income

1.5%

Claimant rate

SuburbanMedium densityOwner occupiers / families

60

Community stability

Age profile

22%
17%
22%
21%
18%
Under 1822%
18–3417%
35–4922%
50–6421%
65+18%

Tenure

40%
45%
Own outright40%
Own (mortgage)45%
Private rent13%
Social rent3%
Shared ownership1%

Ethnicity

75%
White British75%
White Other10%
Asian8%
Black1%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine18%
No car household12%
Unemployed3%
No qualifications14%

Housing tenure (Census 2021)

Private rent13%
Social rent3%

vs. London

Income vs London+6.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
8
Local approval rate
25%
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)

119, 119, Gilders Road, Chessington, KT9 2AJ2 homes
completed
18, 18, Hemsby Road, Chessington, KT9 2DZ2 homes
completed
61, 61, Gilders Road, KT9 2AE2 homes
completed
40, 40, Church Rise, KT9 2EZ2 homes
completed
3, 3, Filby Road, KT9 2AG2 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 2EB

Full postcodeKT9 2EB
Postcode districtKT9
BoroughLondon Borough of Kingston upon Thames
WardChessington South & Malden Rushett
Latitude51.357631
Longitude-0.296613
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