Hook & Chessington North · Kingston upon Thames · Kingston and Surbiton constituency · 51.36361, -0.30181

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

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

Strong, well-rated schools nearby

 

Schools 100%Safety 85/100Transport 37/100Yield 4.19%

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
85
Schools
90
Transport
37
Environment
61
Investment
50

The bottom line

KT9 2RU 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: 54 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

KT9 2RU

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-43.0% vs London avg

Deep-dive guides for KT9 2RU

🛡️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 2RU 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 · 6 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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 37 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

37.1 incidents per 1,000 residents

Better than 73% of London
→ Stable

-37% vs borough

Crime by type

Violence & sexual offences37%
Other24%
Anti-social behaviour19%
Vehicle crime8%
Burglary5%
Drug offences3%
Robbery3%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Surbiton Fire Station · 3.2km

Crime is 43% below London average

Property

Prices, sales volume and market trends

Avg floor area70.7 m²

EPC breakdown

D
3%

Based on 3 properties · Confidence: low

Street mix

Semi 40%Terraced 60%

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£176,750
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, 250 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

2002–2021 · CAGR

+6.7%

Total change

+245%

Market Activity

Price Velocity & Acceleration

Current Velocity

+24.4%

per year

Acceleration

-38.27

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 5 sales

Property Type Mix

Total: 5 sales

Semi-detached40%
Terraced60%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£130k£130k+0%1
Pre-crash peak2006–2006£221k£221k+0%2
Help-to-Buy recovery2014–2014£360k£360k+0%1
Pandemic surge2021–2021£448k£448k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
1 min walk
Morden Underground StationNorthern
107 min walk
Dundonald Road Tram StopTram
111 min walk
Merton Park Tram StopTram
112 min walk
Morden Road Tram StopTram
114 min walk
No bus stops within 400m

29

Walkability score

33

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park218m
Santander docks (800m)0
Nearest cycle dock9.0 km

Nearby car parks

🅿️
Churchfields Recreation Ground
481m

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 AONB15% green spaceTree canopy: 22%
Above average green space

Nearest SSSI: Epsom and Ashtead Commons SSSI — 4.1 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

8 min walk

77%

Recommend GP

77%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTolworth Hospital · 2.0 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

7

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

4

Convenience

No pubs within 400m — nearest: Chessington Oak (354 m)

Nearest supermarketLidl · 670 m
2 swimming pools

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)

499m

Post office

Nearby shops

Victoria Newsagent72 m
Premier Express149 m
Sainsbury's Local214 m
Morrisons Daily226 m

Nearby cafes

Rhona's154 m
Hook Cafe and Bakery561 m

Nearby restaurants

Chessington Palace Fish & Kebab Bar68 m
KFC186 m
Greggs241 m
Pizza Hut Delivery509 m

Nearby pubs

Chessington Oak354 m
The Lucky Rover600 m
The Cricketers817 m
The North Star856 m

Nearby gyms

Patello Brazilian Jiu Jitsu573 m
London Kettlebell Club582 m
Chessington Sports894 m

Nearby pharmacies

Boots170 m

Nearby health

Love Teeth469 m
Window to the Womb487 m
Orchard Practice539 m
Chessington Dental Practice541 m
Food hygiene (5-star)81% of 37

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

50

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 score17/100
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

34.9

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,034m
Crossrail 2 route9,238m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,644 nationally

1,673

Est. population

9,956/km²

60%

Employed

31%

Degree educated

£41,600

Median income

3.9%

Claimant rate

SuburbanHigh densityOwner occupiers / families

56

Community stability

Age profile

24%
18%
21%
21%
17%
Under 1824%
18–3418%
35–4921%
50–6421%
65+17%

Tenure

31%
38%
20%
Own outright31%
Own (mortgage)38%
Private rent11%
Social rent20%

Ethnicity

70%
White British70%
White Other9%
Asian11%
Black2%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine22%
No car household20%
Unemployed4%
No qualifications22%

Housing tenure (Census 2021)

Social rent20%
Private rent11%

vs. London

Income vs London-1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Planning apps (12 months)
9
Local approval rate
44%
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)

ALLOTMENT GARDENS, ALLOTMENT GARDENS, CHESSINGTON HILL PARK, KT9 2BQ38 homes
completed
Service Station, Service Station, Bridge Road, Chessington, KT9 1QL13 homes
completed
16, 16, Compton Crescent, KT9 2HB2 homes
completed
1, 1, North Parade, KT9 1QL2 homes
completed
22A, 22A, North Parade, Chessington, KT9 1QF2 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 2RU

Full postcodeKT9 2RU
Postcode districtKT9
BoroughLondon Borough of Kingston upon Thames
WardHook & Chessington North
Latitude51.363615
Longitude-0.301806
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