Chessington South & Malden Rushett · Kingston upon Thames · Kingston and Surbiton constituency · 51.36174, -0.30382

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

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

Strong, well-rated schools nearby

 

Schools 100%Safety 85/100Transport 34/100Yield 3.75%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
62
Safety
85
Schools
90
Transport
34
Environment
60
Investment
40

The bottom line

KT9 2ES offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £480,000 median — 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 2ES

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-7.7% vs London avg
vs London income+6.2% vs London avg
vs London crime-40.0% vs London avg

Deep-dive guides for KT9 2ES

🛡️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 2ES 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 · 5 min walk

KS2: 103.4

★★

Secondary

Chessington School

Good · Inspected Feb 2024 · 9 min walk

P8: +0.14A8: 43.0

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 40 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

38.9 incidents per 1,000 residents

Better than 72% of London
→ Stable

-34% vs borough

Crime by type

Violence & sexual offences34%
Other27%
Anti-social behaviour16%
Vehicle crime14%
Burglary5%
Drug offences3%
Theft2%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Surbiton Fire Station · 3.4km

Crime is 40% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£480,000

Median sale price

8% below London median

£480,000 is 8% below the London median (£520,000)

-6.6%

This year

Terraced

Dominant type

Price history

5-year change
+9.1%
Sales (24 months)6
New build0.0%
Avg semi-detached£443,750
Avg terraced£480,000
Price per m²£5,861/m²
Price per ft²£544/ft²
Avg floor area83 m²

EPC breakdown

C
3%
D
17%
E
4%

Based on 24 properties · Confidence: medium

Street mix

Semi 38%Terraced 58%Detached 4%

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

Stamp duty

Standard buyer£11,500
First-time buyerFTB
£2,750
Additional propertyBTL/2nd
£25,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.8×

Price-to-income

£2,401/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£207,500
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,113
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.4%

Total change

+504%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.3%

per year

Acceleration

-10.81

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £400k–£450k · 50 sales

Property Type Mix

Total: 50 sales

Detached4%
Semi-detached38%
Terraced58%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£75k£136k+82.6%1.6
Post-dot-com plateau2001–2004£149k£206k+38.5%1.8
Pre-crash peak2005–2007£237k£250k+5.7%3.3
GFC & correction2008–2012£250k£259k+3.6%1.2
Help-to-Buy recovery2013–2015£277k£370k+33.6%2.3
Brexit uncertainty2018–2019£450k£450k+0%1
Pandemic surge2020–2021£428k£440k+2.8%1.5
Rate-rise correction2022–2022£489k£489k+0%1
Current market2024–2025£496k£450k-9.3%3.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+2.6% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+2.6% α
Local
11.8%
District
9.2%
Terraced+0% α
Local
6.6%
District
6.6%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing2
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
4 min walk
Morden Underground StationNorthern
110 min walk
Dundonald Road Tram StopTram
114 min walk
Merton Park Tram StopTram
115 min walk
Morden Road Tram StopTram
117 min walk
No bus stops within 400m

30

Walkability score

34

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park88m
Santander docks (800m)0
Nearest cycle dock9.2 km

Nearby car parks

🅿️
Churchfields Recreation Ground
333m

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: 18.6 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Epsom and Ashtead Commons SSSI — 3.8 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 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

10 min walk

77%

Recommend GP

77%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTolworth Hospital · 2.2 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

7

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Chessington Oak (550 m)

Nearest supermarketLidl · 455 m
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)

617m

Post office

Nearby shops

Victoria Newsagent304 m
Premier Express367 m
Sainsbury's Local436 m
Morrisons Daily450 m

Nearby cafes

Rhona's374 m
Hook Cafe and Bakery702 m
Barwell Cafe801 m

Nearby restaurants

Chessington Palace Fish & Kebab Bar297 m
KFC399 m
Greggs469 m
Chickenland613 m

Nearby pubs

Chessington Oak550 m
The Lucky Rover730 m
The Cricketers860 m
The North Star1.0 km

Nearby gyms

Patello Brazilian Jiu Jitsu439 m
London Kettlebell Club450 m
Chessington Sports642 m

Nearby pharmacies

Boots395 m

Nearby health

Love Teeth571 m
Window to the Womb605 m
Hook Surgery667 m
Chessington Dental Practice689 m
Food hygiene (5-star)84% of 43

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

AKFA PROPERTIES LTD
BEESMAX LIMITED
SOLE REVIVAL LIMITED
STARTWRITE LIMITED
SURREY HONEY FARM LIMITED

Investment

Investment grade, yield and market outlook

40

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score24/100
Right-to-buy sales (5yr)Owner-occupier growth signal95
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

69.1

Price growth score

B
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,224m
Crossrail 2 route9,484m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,166 nationally

1,645

Est. population

7,324/km²

67%

Employed

33%

Degree educated

£44,600

Median income

2.6%

Claimant rate

SuburbanHigh densityOwner occupiers / families

60

Community stability

Age profile

24%
17%
22%
20%
16%
Under 1824%
18–3417%
35–4922%
50–6420%
65+16%

Tenure

38%
45%
13%
Own outright38%
Own (mortgage)45%
Private rent13%
Social rent3%
Shared ownership0%

Ethnicity

73%
White British73%
White Other10%
Asian8%
Black2%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine18%
No car household9%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Private rent13%
Social rent3%

vs. London

Income vs London+6.2%
Price vs London-7.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Local approval rate
50%
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
19, 19, Bolton Road, KT9 2JF1 homes
completed
14, 14, Bolton Road, KT9 2JB1 homes
completed
50, 50, Compton Crescent, Chessington, KT9 2HB1 homes
completed
22, 22, Salmons Road, Chessington, KT9 2JE1 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£480,000)

£11,500

Standard buyer

£2,750

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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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 2ES

Full postcodeKT9 2ES
Postcode districtKT9
BoroughLondon Borough of Kingston upon Thames
WardChessington South & Malden Rushett
Latitude51.361737
Longitude-0.303815
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