Kingston upon Thames Area Guide

South-West London borough Kingston upon Thames is the oldest of the four Royal Boroughs in England and borders the county of Surrey.

South-West London borough Kingston upon Thames is the oldest of the four Royal Boroughs in England and borders the county of Surrey. Packed with ancient sites – including the site of All Saints Church – Kingston was the site of the coronations of the seven Anglo-Saxon monarchs, including Ethelred the Unready. Now it is popular with both families and commuters and boasts significantly lower rents than the London average.

Property market

£543k Average house price
£1,495 Average Rent, 2 Bed
4% Average yield
12% Price growth over last 5 years
20% Price growth 5-years forecast
11% Rental growth over last 5 years
15% Rental growth 5-years forecast


7 Number of ‘Outstanding’ primary schools
7 Number of ‘Outstanding’ secondary schools
260 Restaurants and cafes
1,105 Number of shops
37% Proportion of open space
10 Number of stations
2 PTAL (Public Transport Accessibility Level)

Wander along the leafy riverside promenade to the western side of the borough, and you’ll be presented with a vast array of bars and restaurants. Kingston upon Thames is a favourite for families wanting to upsize - without the high prices of nearby Richmond and Wimbledon - and gain access to a fantastic collection of ‘good’ and ‘outstanding’ schools. It is a popular area for students studying at Kingston University. Well-served by railway stations and just 25 minutes from London Waterloo, it is perfect for commuters seeking a quieter lifestyle whilst keeping a slice of city bustle in the market town itself as well as down the pub-lined river in Surbiton.

Despite its size the Kingston has the third smallest population of all the London boroughs, and this wholesome suburban enclave is rich in retail. The highly successful Bentall Shopping Centre alone has 600,000 square feet of high street and high-end shops and restaurants. For the foodie residents, Kingston’s daily market - and Surbiton Farmers’ Market - offer a unique range of luxurious game and cheeses, homemade cakes and jams and a large dose of community spirit.




  • House prices are 5% higher than the London average
  • Average rent for a 2-bed flat is 17% lower than the London average
  • House price growth over the last 5 years was 12%, higher than London at 10%
  • Over the next 5 years, house price growth is expected to be 20%, higher than London at 19%
  • Average asking rents grew 11% over the last 5 years, lower than London at 14%. However, over the next 5 years average rents are predicted to grow by 15%, slightly higher than London at 14%
  • 64% of the borough's secondary schools are rated as outstanding by Ofsted, significantly higher than the London figure of 36%
  • 77 shops per square mile, higher than the figure for London of 73.48

Kingston upon Thames is home to the Coronation Stone, which was used to crown the first King of England (King Athelstan) in 925 AD.

What I love most about living in Kingston upon Thames is the riverside walks and the huge array of bars and restaurants along the river. Kingston is also a great place to shop, it has many major retailers and if you love vintage shopping you have to visit London Road!

London boroughs

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*Please note the forecasts in this report are historic and not reflective of current market conditions

  • Average 2-bed yield is calculated by REalyse using median 2-bed asking rent and median 2-bed sales prices.  
  • Rental growth over the last five years is for all property (not 2-beds).
  • All data is the latest available as of January 2022.
  • PTAL – Transport for London's (TFL) Public Transport Accessibility Levels (PTALs) are a detailed and accurate measure of the accessibility of a point to the public transport network, taking into account walk access time and service availability. Each area is graded between 0 and 6b, where a score of 0 is very poor access to public transport, and 6b is excellent access to public transport.




  • Average Price – ONS, October 2021
  • Asking rent – Realyse, December 2021
  • Yield – Realyse, December 2021
  • House price and rental forecasts – CBRE Research - Read our five-year forecast 
  • Outstanding primary and secondary schools – OFSTED (December 2021)
  • Number of cafes and restaurants – ONS (2020)
  • Number of shops – ONS (2021)
  • Open space – GiGL (2015)
  • Number of stations – TfL (2015)
  • PTAL – TfL (2015)