What you need to know about Kingston upon Thames
Situated in southwest London, Kingston upon Thames is one of England's four royal boroughs alongside Windsor and Maidenhead, Greenwich, and Kensington and Chelsea. The average house price in the borough sits at £624,047 which makes it more affordable than Wandsworth which has an average price of £807,375, Merton with an average price of £730,571, and Richmond upon Thames which commands an average price of £918,405.
Flats were the most commonly sold type of property in Kingston upon Thames recently, fetching £389,781 on average. The average terraced property in the borough sold for £562,439 and the average semi-detached property fetched an average of £698,456.
Kingston upon Thames includes the areas of Surbiton, New Malden, Tolworth, Malden Rushett and Chessington. Chessington is one of the most affordable areas in the borough, with property selling for an average of £420,400. Coombe Warren is the most expensive area within Kingston upon Thames, with average property prices sitting at £1,372,366. When compared to the market in 2017, average house prices in the borough have increased by 10%.
What is living in Kingston upon Thames like?
Kingston upon Thames sits on the south bank of the river and has a long history stretching back hundreds of years. Kingston's All Saints' Church has stood for more than a thousand years before which an earlier church was ruined in 1009 AD by the Vikings. This area is now home to the Ancient Market Place, which has retailers selling everything from flowers to local produce, jewellery, and exotic foods.
The River Thames sits to the west with Richmond Park to the north, both of which help to make Kingston upon Thames a picturesque part of London that can provide a good quality of life to young professionals, families and retirees alike. The average rental property in the borough costs £1,300 per month, which makes the cost of living here markedly lower than many other parts of the city.
Much of Kingston upon Thames has a town-like feel with the added bonus of being well-located for travel into the city. There are a variety of restaurants, bars and pubs in the area, as well as a multiplex cinema, fitness centres and bowling alleys. Plus, the borough's close proximity to the River Thames means that it's easy to get involved with a range of water sports, including rowing, boating and fishing.
Living in Kingston upon Thames pros and cons
Pro: Good schools
Kingston upon Thames is home to a variety of independent and state schools, many of which have been awarded Outstanding Ofsted ratings. These include St Luke's CofE Primary School, Tiffin School, and Bedelsford School. The borough is also home to Kingston College, which offers a variety of part time and postgraduate courses.
Con: No underground service
Kingston upon Thames is one of six boroughs across London that aren't served by the Underground. Additionally, its stations aren't served by Tfl services such as the Overground or the Tramlink. Instead, the borough has several stations that are served by South Western Railway services which provide routes to London Waterloo. Kingston upon Thames also has two central bus stations which are served by some 60 different routes.
Pro: Unaffected by ULEZ
Kingston upon Thames sits outside of the expanded ULEZ scheme, which means that drivers of cars or vans that don't comply with the ULEZ emissions standards will not be required to pay the £12.50 per day charge to use their vehicles.
Con: Poor air quality
Those within the borough are frequently exposed to poor quality air that doesn't meet the guidelines set out by the World Health Organisation (WHO). Air quality can fail to meet these guidelines on as many as 21 out of every 30 days, which means that over the course of a year, people may be exposed to pollution levels that are almost three times more than the WHO guidelines recommend.
Pro: Lots of activities and amenities
In addition to its rich history, the borough is also home to one of the most substantial shopping areas outside central London, which is comprised of both well-known high street names and myriad independent retailers.
The borough is also home to a variety of attractions, including Chessington World of Adventures theme park, Richmond Park, and the Rose Theatre. The Thames Riverside is also a notable area, which offers a walkway with plenty of restaurants along the River Thames at Surbiton and Kingston.
Is Kingston upon Thames a safe place to live?
With a rate of 19.45, the borough is classed as having a very low crime rate. Between November 2019 and October 2021, there were 23,197 offences reported within Kingston upon Thames. Just over 7,000 of those offences were classified as violence against the person crimes and 5,190 offences were related to theft. The borough also recorded approximately 2,000 vehicle and drug offences. Conversely, possession of weapons, robbery and sexual offences were among the least reported crimes in the borough over the same time period.
In the year to October 2021, crime in Kingston upon Thames was 3.58% lower when compared to the previous 12 months.
Which celebrities live in Kingston upon Thames?
As Kingston upon Thames has a lot to offer, it should come as no surprise to learn that many different celebrities have opted to purchase property in the borough.
TV presenters John Inverdale, and Angelica Bell and her husband Michael Underwood are Kingston residents. Comedian Julian Clary was born in Surbiton and Debbie McGee was born in Kingston and attended the local Tolworth Girls' School. DJ Clara Amfo and actor Tom Holland have also chosen to settle in the borough.
The area of Surbiton is particularly popular amongst famous faces, with the likes of comedian Jon Richardson, Katherine Parkinson from the IT Crowd, and football manager Roy Hodgson calling it home.
The area also has strong literary roots, with children's writer Jacqueline Wilson attending Coombe Girls' School, and the likes of Enid Blyton, Lynda La Plante, and Thomas Hardy living in the borough at various times. Plus, Nipper the dog, who is famed for being the logo of HMV, lived in Kingston. He was buried in Clarence Street and there is a commemorative plaque inside the branch of Lloyds Bank that occupies the site.
Things to consider when moving to Kingston upon Thames
Although Kingston upon Thames is a markedly more affordable area of London than many of its neighbouring boroughs, property is still relatively expensive with the average rental in 2018 costing £1,300 per month.
The cost of commuting into central London may also be high however it may well be offset against the cost of living in a more central location. It is also worth looking into whether train times from central London are suitable as it isn't always the easiest to get back from the city after the last train has departed. It is worth noting here that there are night buses that serve the borough, which may be a suitable alternative.
The parks and riverside location are a big draw for many and although the nightlife might not be the most exciting, there are plenty of nearby attractions including Hampton Court Palace, Wisley Gardens, and Wimbledon Common. Overall, Kingston upon Thames has the potential to offer an excellent lifestyle within a very picturesque setting.