Chessington South & Malden Rushett · Kingston upon Thames · Kingston and Surbiton constituency · 51.36209, -0.29872

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

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

Strong, well-rated schools nearby

 

Schools 100%Safety 85/100Transport 36/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
65
Safety
85
Schools
90
Transport
36
Environment
62
Investment
41

The bottom line

KT9 2HE 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 2HE

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+6.2% vs London avg
vs London crime-40.0% vs London avg

Deep-dive guides for KT9 2HE

🛡️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 2HE 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 · 4 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 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 39 min walk

4 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Surbiton Fire Station · 3.4km

Crime is 40% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£5,376/m²
Price per ft²£499/ft²
Avg floor area87.6 m²

EPC breakdown

B
1%
C
1%
D
14%
E
7%

Based on 23 properties · Confidence: medium

Street mix

Semi 30%Terraced 66%Other 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

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£219,000
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.4%

Total change

+537%

Market Activity

Price Velocity & Acceleration

Current Velocity

-21.4%

per year

Acceleration

-43.87

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £175k–£200k · 48 sales

Property Type Mix

Total: 48 sales

Semi-detached31.3%
Terraced68.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£74k£134k+81.1%2.2
Post-dot-com plateau2001–2004£125k£205k+64%2.8
Pre-crash peak2005–2007£187k£245k+31%2
GFC & correction2010–2012£225k£250k+11.1%1.7
Help-to-Buy recovery2013–2016£290k£360k+24.1%1.2
Brexit uncertainty2017–2018£417k£432k+3.7%1.5
Rate-rise correction2022–2023£468k£490k+4.8%1.5
Current market2024–2025£600k£472k-21.4%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0.9% alpha

Weakest performer

Terraced

+0.1% alpha

Semi-detached+0.9% α
Local
6.5%
District
5.6%
Terraced+0.1% α
Local
6.4%
District
6.3%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Chessington North→ Waterloo· 2 tph
37 min

Nearby stations

Chessington NorthNational Rail
3 min walk
Morden Underground StationNorthern
106 min walk
Dundonald Road Tram StopTram
111 min walk
Merton Park Tram StopTram
111 min walk
Morden Road Tram StopTram
113 min walk
No bus stops within 400m

24

Walkability score

25

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park271m
Santander docks (800m)0
Nearest cycle dock8.9 km

Nearby car parks

🅿️
Churchfields Recreation Ground
346m

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: 18.3 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 64%
Above average green space

Nearest SSSI: Epsom and Ashtead Commons SSSI — 3.9 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

11 min walk

77%

Recommend GP

77%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

Nearest hospitalTolworth Hospital · 2.0 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

4

Convenience

Nearest supermarketLidl · 808 m
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)

769m

Post office

Nearby shops

Premier Express200 m
Sainsbury's Local225 m
Victoria Newsagent230 m
Morrisons Daily236 m

Nearby cafes

Rhona's205 m
Hook Cafe and Bakery825 m

Nearby restaurants

KFC195 m
Chessington Palace Fish & Kebab Bar228 m
Greggs253 m
Pizza Hut Delivery778 m

Nearby pubs

Chessington Oak249 m
William Bourne678 m
The Lucky Rover866 m

Nearby gyms

Patello Brazilian Jiu Jitsu398 m
London Kettlebell Club405 m

Nearby pharmacies

Boots220 m

Nearby health

Love Teeth742 m
Window to the Womb758 m
Orchard Practice758 m
Chessington Dental Practice803 m
Food hygiene (5-star)83% of 23

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

JUSTICE SPORTS LTD
SOUTH EAST & SURREY HOMES LTD
SWAN CIVILS 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 score20/100
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

62.9

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,871m
Crossrail 2 route9,206m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
11
Local approval rate
27%
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)

ALLOTMENT GARDENS, ALLOTMENT GARDENS, CHESSINGTON HILL PARK, KT9 2BQ38 homes
completed
Service Station, Service Station, Bridge Road, Chessington, KT9 1QL13 homes
completed
40, 40, Church Rise, KT9 2EZ2 homes
completed
17, 17, Church Lane, Chessington, KT9 2DJ2 homes
completed
1, 1, North Parade, KT9 1QL2 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 2HE

Full postcodeKT9 2HE
Postcode districtKT9
BoroughLondon Borough of Kingston upon Thames
WardChessington South & Malden Rushett
Latitude51.362086
Longitude-0.298717
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