Hook & Chessington North · Kingston upon Thames · Kingston and Surbiton constituency · 51.36687, -0.31071

KT9 2RA— Hook & Chessington North, Kingston upon Thames

Location and area intelligence for KT9 2RA, Hook & Chessington North, Kingston upon Thames

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 24/100Yield 4.19%

Best for: Families, Owner-occupiers

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

Liveability
56
Safety
80
Schools
90
Transport
24
Environment
58
Investment
52

The bottom line

KT9 2RA 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: 61 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

KT9 2RA

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+11.0% vs London avg

Deep-dive guides for KT9 2RA

🛡️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 2RA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Paul's CofE Primary School

Not yet inspected · 7 min walk

KS2: 104.1

★★

Secondary

Chessington School

Good · Inspected Feb 2024 · 14 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 · 35 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.2 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

+23% vs borough

Crime by type

Other39%
Violence & sexual offences26%
Anti-social behaviour16%
Vehicle crime12%
Drug offences3%
Burglary3%
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 · 3.0km

Crime is +11% above London average

Property

Prices, sales volume and market trends

Avg floor area92.7 m²

EPC breakdown

C
4%
D
7%
E
1%

Based on 12 properties · Confidence: medium

Street mix

Semi 79%Flat 21%

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

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£231,750
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 50 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,583
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+7.3%

Total change

+574%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.4%

per year

Acceleration

-12.52

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £50k–£75k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached78.9%
Flat/maisonette21.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£72k£127k+76.4%2
Post-dot-com plateau2003–2004£193k£186k-3.4%1.5
Pre-crash peak2006–2007£251k£230k-8.5%1.5
GFC & correction2009–2009£207k£207k+0%1
Help-to-Buy recovery2014–2016£310k£390k+25.8%1
Rate-rise correction2022–2023£460k£485k+5.4%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+1.9% alpha

Semi-detached+1.9% α
Local
13.3%
District
11.4%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
112 min walk
Dundonald Road Tram StopTram
114 min walk
Merton Park Tram StopTram
115 min walk
Wimbledon Underground StationDistrict
118 min walk
No bus stops within 400m

23

Walkability score

16

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge69 min ↑
Victoria71 min ↑
Waterloo ★61 min
Canary Wharf79 min ↑
City71 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 park244m
Santander docks (800m)0
Nearest cycle dock9.2 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: 18.4 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 28%
Less green space than 76% of London

Nearest SSSI: Epsom and Ashtead Commons SSSI — 4.4 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

7 min walk

77%

Recommend GP

77%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTolworth Hospital · 2.1 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketLidl · 712 m
2 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

2

Libraries (1km)

0

Cinemas (2km)

298m

Post office

Nearby shops

Sainsbury's Local263 m
Tesco Express298 m
Chessington Express305 m
Brotherdough320 m

Nearby cafes

Hook Cafe and Bakery340 m
Barwell Cafe1.2 km

Nearby restaurants

Chickenland244 m
The Marlin247 m
The Red Rose of Chessington254 m
Pizza Hut Delivery303 m

Nearby pubs

The Cricketers117 m
The Lucky Rover305 m
The North Star578 m

Nearby gyms

Chessington Sports1.1 km

Nearby pharmacies

Ace Pharmacy1.0 km

Nearby health

Love Teeth287 m
Window to the Womb301 m
Chessington Dental Practice362 m
Orchard Practice587 m
Food hygiene (5-star)77% of 31

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

5BRICKS LTD
ANDINOS WHOLESALE LTD
MONTALBAN INVESTMENTS LTD
PROJENGBIZ LIMITED

Investment

Investment grade, yield and market outlook

52

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Future outlook

36.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,492m
Crossrail 2 route9,457m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,268 nationally

1,649

Est. population

6,861/km²

63%

Employed

38%

Degree educated

£46,200

Median income

2.5%

Claimant rate

SuburbanMedium densityOwner occupiers / families

55

Community stability

Age profile

23%
17%
20%
21%
19%
Under 1823%
18–3417%
35–4920%
50–6421%
65+19%

Tenure

38%
37%
18%
Own outright38%
Own (mortgage)37%
Private rent18%
Social rent7%
Shared ownership1%

Ethnicity

66%
White British66%
White Other13%
Asian11%
Black2%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine18%
No car household20%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent18%
Social rent7%

vs. London

Income vs London+10.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Local approval rate
55%
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)
2
Largest scheme
35 homes · CLAYTON LAUNDRY SITE, 87, CLAYTON LAUNDRY SITE, 87, CLAYTON ROAD, KT9 1NQ
Pipeline pressure
NONE

Named schemes (500m)

CLAYTON LAUNDRY SITE, 87, CLAYTON LAUNDRY SITE, 87, CLAYTON ROAD, KT9 1NQ35 homes
completed
442, 442, Hook Road, Chessington, KT9 1NA4 homes
completed
FORMER 318-320, FORMER 318-320, HOOK ROAD, KT9 1NY4 homes
completed
The White Hart, 378, The White Hart, 378, Hook Road, Chessington, KT9 1NA3 homes
completed
The Former White Hart PH (Aka 366 & 368), The Former White Hart PH (Aka 366 & 368), Hook Road, Chessington, KT9 1NA2 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 2RA

Full postcodeKT9 2RA
Postcode districtKT9
BoroughLondon Borough of Kingston upon Thames
WardHook & Chessington North
Latitude51.366873
Longitude-0.310708
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