Hook & Chessington North · Kingston upon Thames · Kingston and Surbiton constituency · 51.36846, -0.31480

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

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

The family fortress

 

Schools 100%Safety 83/100Transport 16/100Yield 4.19%

Best for: Families, Owner-occupiers

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

Liveability
53
Safety
83
Schools
90
Transport
16
Environment
74
Investment
49

The bottom line

KT9 2RL 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: 60 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

KT9 2RL

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-1.0% vs London avg
vs London crime-22.0% vs London avg

Deep-dive guides for KT9 2RL

🛡️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 Safe

“The family fortress”

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How KT9 2RL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Lovelace Primary School

Not yet inspected · Inspected Dec 2024 · 6 min walk

KS2: 102.5

★★

Secondary

Chessington School

Good · Inspected Feb 2024 · 17 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 · 35 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.8 incidents per 1,000 residents

Better than 62% of London
→ Stable

-14% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour24%
Other20%
Vehicle crime11%
Drug offences9%
Burglary4%
Theft3%
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 · 2.9km

Crime is 22% below London average

Property

Prices, sales volume and market trends

Avg floor area102.5 m²

EPC breakdown

C
2%
D
7%
E
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 75%Terraced 15%Detached 10%

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£256,250
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,113
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+7.7%

Total change

+594%

Market Activity

Price Velocity & Acceleration

Current Velocity

+32.6%

per year

Acceleration

+45.88

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 20 sales

Property Type Mix

Total: 20 sales

Detached10%
Semi-detached75%
Terraced15%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£85k£164k+92.9%1.3
Post-dot-com plateau2003–2003£230k£230k+0%1
GFC & correction2009–2012£275k£322k+16.9%1.3
Help-to-Buy recovery2013–2016£405k£412k+1.8%1.8
Brexit uncertainty2017–2018£513k£445k-13.3%1
Rate-rise correction2022–2022£590k£590k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.2% alpha

Semi-detached+0.2% α
Local
7.1%
District
6.9%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

4out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing2
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Chessington South→ Waterloo· 2 tph
39 min

Nearby stations

Chessington SouthNational Rail
18 min walk
Morden Underground StationNorthern
114 min walk
Dundonald Road Tram StopTram
116 min walk
Merton Park Tram StopTram
117 min walk
Wimbledon Underground StationDistrict
119 min walk
No bus stops within 400m

9

Walkability score

9

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria77 min ↑
Waterloo ★60 min
Canary Wharf78 min ↑
City69 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 park526m
Santander docks (800m)0
Nearest cycle dock9.4 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.5 km away✗ Not Green Belt✗ Not AONB59% green spaceTree canopy: 34%
More green space than 99% of London

Nearest SSSI: Epsom and Ashtead Commons SSSI — 4.6 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

HOOK SURGERY

THE MERRITT MEDICAL CENTRE, MERRITT GARDENS, KT9 2GY

13 min walk

72%

Recommend GP

72%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTolworth Hospital · 2.2 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: The Red Rose of Chessington (557 m)

Nearest supermarketLidl · 947 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

2

Libraries (1km)

0

Cinemas (2km)

604m

Post office

Nearby shops

Sainsbury's Local555 m
Chessington Express603 m
Tesco Express604 m
Brotherdough611 m

Nearby cafes

Hook Cafe and Bakery609 m

Nearby restaurants

The Red Rose of Chessington557 m
The Marlin558 m
Chickenland560 m
Pizza Hut Delivery603 m

Nearby pubs

The Cricketers246 m
The Lucky Rover563 m
The North Star701 m

Nearby health

Love Teeth608 m
Window to the Womb611 m
Chessington Dental Practice636 m
Hook Surgery1.1 km
Food hygiene (5-star)78% of 9

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

1ST CLASS FIBREGLASS LIMITED

Investment

Investment grade, yield and market outlook

49

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 score15/100
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

25.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,574m
Crossrail 2 route9,568m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 20,042 nationally

1,477

Est. population

9,732/km²

65%

Employed

28%

Degree educated

£41,600

Median income

4.0%

Claimant rate

SuburbanHigh densityOwner occupiers / families

57

Community stability

Age profile

26%
18%
22%
19%
15%
Under 1826%
18–3418%
35–4922%
50–6419%
65+15%

Tenure

29%
40%
22%
Own outright29%
Own (mortgage)40%
Private rent9%
Social rent22%
Shared ownership0%

Ethnicity

69%
White British69%
White Other12%
Asian7%
Black3%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine23%
No car household17%
Unemployed3%
No qualifications24%

Housing tenure (Census 2021)

Social rent22%
Private rent9%

vs. London

Income vs London-1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Local approval rate
60%
Borough approval rate
62%
Historic landfill (400m)
1
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
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
28, 28, WOODGATE AVENUE, KT9 2RA2 homes
completed
28, 28, BEVERLEY CLOSE, KT9 2RL2 homes
completed
Nursery, Nursery, Clayton Road, Chessington, KT9 1NN1 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:

Kingston upon Thames vs MertonKingston upon Thames vs Richmond Upon ThamesKingston upon Thames vs Sutton

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Key facts for KT9 2RL

Full postcodeKT9 2RL
Postcode districtKT9
BoroughLondon Borough of Kingston upon Thames
WardHook & Chessington North
Latitude51.368460
Longitude-0.314801
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