RENTAL VALUATION
KT1 · KT2

Kingston

A royal market town on the Thames, with riverside walks, a historic Market Place and Richmond Park up the hill. Get to know the Victorian streets of Canbury, the leafy roads of Kingston Hill and the quieter corners that make Kingston one of south-west London’s most rounded places to live.

Riverside view on the Thames
Editorial image · Robert Cook / Unsplash

Short-let homes in this area

Morden Road, South Wimbledon
Morden Road
South Wimbledon
 guests
5 bedrooms
3 bathrooms
View property →
Sulgrave Road, Hammersmith
Short let
Sulgrave Road
Brook Green, Hammersmith
10 guests
5 bedrooms
4 bathrooms
View property →
Dawes Road, Fulham
Short let
Dawes Road
Fulham
8 guests
4 bedrooms
2 bathrooms
View property →
Dawes Road apartment, Fulham
Short let
Dawes Road
Fulham
4 guests
1 bedrooms
1 bathrooms
View property →
Tintern Street apartment, Clapham
Short let
Tintern Street
Clapham
4 guests
2 bedrooms
1 bathrooms
View property →
Novello Street townhouse, Parsons Green, Fulham
Short let
Novello Street
Parsons Green, Fulham
10 guests
5 bedrooms
3 bathrooms
View property →
Novello Street townhouse, Parsons Green, Fulham
Short let
Novello Street
Parsons Green, Fulham
10 guests
5 bedrooms
4 bathrooms
View property →
Open-plan kitchen and dining room with garden doors at Gayville Road, Battersea
Short let
Gayville Road
Battersea
4 guests
2 bedrooms
1 bathrooms
View property →
Tregunter Road, Chelsea
Short let
Tregunter Road
Chelsea
6 guests
3 bedrooms
2 bathrooms
View property →
Novello Street townhouse, Parsons Green, Fulham
Short let
Novello Street
Parsons Green, Fulham
6 guests
3 bedrooms
3 bathrooms
View property →

Plan your stay

Tell us what you need.

Let us find or coordinate the ideal short let or serviced apartment base in South West London. Complete the enquiry and our team will get in touch to clarify options.

Telephone

020 3070 2666

Email

info@southwestshared.co.uk

Putney office

131 Putney Bridge Road, Unit 7, London SW15 2PA

Check Stay Availability

South West London / Area guide

Living in Kingston

A royal market town on the Thames, with riverside walks, a historic Market Place and Richmond Park up the hill. Get to know the Victorian streets of Canbury, the leafy roads of Kingston Hill and the quieter corners that make Kingston one of south-west London’s most rounded places to live.

Explore the guide
Find a home in
Kingston
Photograph awaiting approval
Riverside view on the Thames
Editorial image · Robert Cook / Unsplash

At a glance

A sense of the neighbourhood

Typical sale price

£425k – £960k
Data coming soon
Middle 50% of 509 sales · median c. £670k · HM Land Registry, Aug 2025 – Aug 2026

Monthly rent

£1,600 – £2,000 pcm
Data coming soon
Two-bed, middle 50% of recorded rents, KT2 · ONS, Apr 2025 – Mar 2026
Nearest station

Journey time

Kingston · South Western Railway
Data coming soon
Source: TfL · Kingston and Norbiton stations, about 33 minutes from Kingston to Waterloo at 08:30 on a weekday · checked 24 October 2026

Setting

Riverside market town
Data coming soon
Source: Royal Borough of Kingston upon Thames · checked 24 October 2026

Postal area

KT1 & KT2
Data coming soon
Source: Royal Mail postcode areas · Royal Borough of Kingston upon Thames

Connections

South Western Railway
Data coming soon
Via Kingston and Norbiton stations · TfL / National Rail, checked 24 October 2026

Quick answer

What is living in
Kingston
like?

Kingston is an old market town on the Thames, where Saxon kings were crowned, and it is still built around its Ancient Market Place, All Saints Church and a long riverside walk. North of the centre, Canbury has Victorian terraces and Canbury Gardens along the river. To the east, Kingston Hill and Coombe have larger houses close to Richmond Park, and Norbiton and Fairfield have quieter residential streets within walking distance of the shops. Trains from Kingston reach Waterloo in about 33 minutes. The feel changes street by street, so walk the roads around each home at different times of day.

Why people love
Kingston

Life by the river.

Photograph awaiting approval
The Thames on a calm day
Editorial image · Harry Grout / Unsplash
Illustrative image · location approval pending

Life by the river

The Thames Path runs from the Market Place past Canbury Gardens towards Teddington Lock, with boathouses, riverside pubs and boat hire along the way.

A historic market town

The Ancient Market Place, All Saints Church and the Coronation Stone sit a few minutes apart, surrounded by independent shops and the main shopping streets.

Victorian streets and leafy hills

Victorian terraces around Canbury and Fairfield, larger family houses on Kingston Hill and in Coombe, and modern riverside apartments in the town centre.

Landmarks & what it’s famous for

A town shaped by the river and its royal history

Three places to orient yourself, from the Ancient Market Place to All Saints Church and the Coronation Stone outside the Guildhall.

Photograph awaiting approval
The Market Place in Kingston upon Thames
Market Place, Kingston · Bill Boaden / Geograph · CC BY-SA 2.0 · cropped
Illustrative image · location approval pending
1
 / 
Market town

Ancient Market Place

Kingston’s market square since the Middle Ages, with food stalls around the listed Market House. Check stall days and times before visiting.

Kingston’s medieval market square, with food stalls around the listed Market House.
51.40960
-0.30630
kingston
Photograph awaiting approval
All Saints Church, Kingston upon Thames
All Saints Kingston · AndyScott / Wikimedia Commons · CC BY-SA 4.0 · cropped
Illustrative image · location approval pending
2
 / 
Historic church

All Saints Kingston

The town’s medieval parish church, a short walk from the Market Place, on a site with a history going back to Saxon times.

Kingston’s medieval parish church, a short walk from the Market Place.
51.41040
-0.30610
kingston
Photograph awaiting approval
The Coronation Stone outside Kingston Guildhall
Coronation Stone · Simon Burchell / Wikimedia Commons · CC BY-SA 4.0 · cropped
Illustrative image · location approval pending
3
 / 
Royal history

The Coronation Stone

The ancient stone outside the Guildhall, traditionally linked to the crowning of Saxon kings in the tenth century.

The ancient stone outside the Guildhall, linked to the crowning of Saxon kings.
51.40840
-0.30680
kingston
Schematic preview · not to scale · not for navigation

Selected landmark

Landmark

Select a landmark card or marker.

Why people move here

Find the setting that feels like home.

For some, it is a run along the Thames before work. For others, it is a Victorian family house a few minutes from the station, the Market Place and Richmond Park.

A practical shortlist

Compare tenure, lease length, service charges and outdoor space for each property. Then walk the route to the station, see the street at different times of day and check how close you are to the river, the park and the shops you will use.

Local context, not a market forecast

No demand, growth or investment claims are implied. Figures are dated snapshots from public data.

Photograph awaiting approval
Front door of a period family house
Editorial image · Lotus Design N Print / Unsplash
Illustrative image · location approval pending

Neighbourhood pockets

Four ways to find your Kingston

Use these local descriptions as starting points, not fixed boundaries. Explore the streets and routes around each home.

Photograph awaiting approval
The Thames riverside at Kingston
Kingston riverside · Colin Smith / Geograph · CC BY-SA 2.0 · cropped
Illustrative image · location approval pending

Town centre & the riverside

The historic centre around the Market Place and Charter Quay, with riverside flats, restaurants and the main shopping streets a short walk from Kingston station.

kingston
Photograph awaiting approval
The bandstand in Canbury Gardens
Canbury Gardens bandstand · AndyScott / Wikimedia Commons · CC BY-SA 4.0 · cropped
Illustrative image · location approval pending

Canbury & North Kingston

Victorian terraces and conversions between Richmond Road and the river, close to Canbury Gardens, local schools and the pubs and cafés of Canbury Park Road.

kingston
Photograph awaiting approval
Warren House, Coombe
Warren House, Coombe · David Anstiss / Geograph · CC BY-SA 2.0 · cropped
Illustrative image · location approval pending

Kingston Hill & Coombe

Larger detached and semi-detached houses on wide, leafy roads, with Richmond Park and Coombe Wood within easy reach.

kingston
Photograph awaiting approval
Fairfield, Kingston upon Thames
Fairfield, Kingston · Des Blenkinsopp / Geograph · CC BY-SA 2.0 · cropped
Illustrative image · location approval pending

Norbiton & Fairfield

Quieter residential streets east and south of the centre, around Fairfield Recreation Ground and Norbiton station. Treat this as an editorial starting point, not an official Kingston boundary.

kingston

Property market

Understanding
Kingston
’s sales market

Ranges come from completed sales recorded by HM Land Registry, matched to EPC floor areas where possible. Compare individual homes on their exact size, tenure, lease length, service charges and setting.

Kingston has a broad mix: Victorian terraces and conversions around Canbury and Fairfield, larger detached houses on Kingston Hill and in Coombe, and modern apartments in the town centre and along the river. To understand the local sales market, compare individual properties on their exact size, tenure, lease length, service charges and setting.

The right comparison matters.

Compare flats and houses on a like-for-like basis: size, tenure, lease length and outdoor space all deserve attention. A broad KT1 and KT2 average is not a valuation of a particular home.

Asking is not achieved

An asking price is the seller’s advertised figure. An achieved price is the completed sale amount. Asking £/sq ft and achieved £/sq ft must use clearly identified, comparable datasets and floor-area methods.

Prices across Kingston upon Thames rose 4.9% in the year to August 2026: flats by 2.5% and terraced houses by 6.0% (UK House Price Index). For an individual home, compare it with recent sales of a similar size, type and street.

Flat · studio / 1-bed | Under 500 sq ft | £245k – £315k | 21 Flat · 1–2 bed | 500–700 sq ft | £340k – £425k | 70 Flat · 2-bed | 700–900 sq ft | £395k – £530k | 48 Large flat / maisonette | 900+ sq ft | £495k – £745k | 19 House · 2–3 bed | Under 1,200 sq ft | £560k – £855k | 151 House · 3–4 bed | 1,200–1,700 sq ft | £860k – £1.11m | 90 House · 4–5 bed | 1,700–2,300 sq ft | £1.19m – £1.46m | 41 Large family house | 2,300–3,000 sq ft | £1.55m – £2.05m | 12 Very large house | 3,000+ sq ft | Limited data | 4 Flats · price per sq ft | Matched sales | £535 – £690 | 158 Houses · price per sq ft | Matched sales | £655 – £830 | 298
Average achieved sale price
£425k – £960k
Awaiting verified data
Asking £/sq ft
Awaiting verified data
Achieved £/sq ft
Flats £535 – £690 · houses £655 – £830
Awaiting verified data
Sales trends / reporting period
Kingston upon Thames +4.9% in the year to August 2026 (UK House Price Index)
Awaiting verified data
Source:
HM Land Registry Price Paid Data matched to EPC floor areas (456 of 509 sales) · UK House Price Index
pending confirmation
Dataset period:
15 Aug 2025 – 14 Aug 2026
pending verification
· Area boundary:
postcode sectors KT1 1, KT1 2, KT1 3, KT2 5, KT2 6 and KT2 7
to confirm
Last updated:
October 24, 2026
awaiting verified update
· Sample size and methodology:
ranges show the middle 50% of sales; bedrooms are typical for the size, not recorded
pending

Rental market

Renting in
Kingston
, with a clearer picture

Compare the home, the tenancy and the full monthly cost. Ranges show the middle 50% of rents actually recorded by the ONS, not advertised asking rents.

Studio / monthly rent
Limited data · c. £1,150 pcm
Awaiting verified data
One-bedroom home / monthly rent
£1,365 – £1,650 pcm
Awaiting verified data
Two-bedroom home / monthly rent
£1,600 – £2,000 pcm
Awaiting verified data
Three-bedroom home / monthly rent
£2,055 – £2,865 pcm
Awaiting verified data
Four+ bedroom home / monthly rent
£2,300 – £3,150 pcm
Room in a shared house / monthly rent
£725 – £890 pcm
Rental yield
c. 5–5.5% gross (indicative)
Awaiting verified data
Recorded rents (ONS)
1-bed 70 · 2-bed 150 · 3-bed 50 · 4+ bed 70 · rooms 40 · studio limited
Availability & rental trends
Awaiting verified data
Source:
ONS private rental market statistics, postcode district KT2
pending confirmation
Dataset period:
Apr 2025 – Mar 2026
pending verification
· Area boundary:
KT2 district (KT1 is similar)
to confirm
Last updated:
October 24, 2026
awaiting verified update
· Sample size and methodology:
ranges show the middle 50% of recorded rents; studio, 4+ bed and room rents are Kingston-wide (limited district data), and 4+ bed covers four bedrooms and above
pending

Choose for the life you’ll lead.

When renting in Kingston, think about whether you want to be near the river and the town centre, in the Victorian streets of Canbury, or closer to Richmond Park on Kingston Hill. The condition of the property, building services, outdoor space and the practicality of the layout all matter.

Always review the full monthly costs, including any additional fees, and carefully examine the tenancy terms. If you are letting rooms, check licensing first: larger HMOs need a mandatory licence, and many councils license smaller ones too.

Yield is indicative: median recorded rent against the median achieved price for a similar-sized flat. It is not an achieved yield, and this guide is not investment advice.

Schools

Start your school research here

A starting shortlist, not a recommendation or an admissions guarantee. School details, phases and policies are subject to checking.

Latchmere School

State academy / primary · Latchmere Road

Verify admission year and policy directly with the school and Kingston.

Catchment or distance does not guarantee a place.

Check current report

Source: DfE Get Information about Schools

51.422139
-0.296294

King Athelstan Primary

State / primary · Villiers Road

Verify admission year and policy directly with the school and Kingston.

Catchment or distance does not guarantee a place.

Check current report

Source: DfE Get Information about Schools

51.405251
-0.295038

Tiffin School

State academy / selective secondary · Queen Elizabeth Road

Verify admission year and policy directly with the school and Kingston.

Catchment or distance does not guarantee a place.

Check current report

Source: DfE Get Information about Schools

51.411769
-0.295601

Kingston Grammar School

Independent / secondary · London Road

Verify admission year and policy directly with the school.

Catchment or distance does not guarantee a place.

Check current report

Source: DfE Get Information about Schools

51.410064
-0.296441

Always check the current admissions year, oversubscription criteria and application deadlines directly. Independent and state schools may use different inspection and admissions arrangements.

Transport & commuting

Fast trains into Waterloo

Plan the journey from the home, not just the station. Live times, service frequencies and routes must be checked with TfL and the relevant operator.

National Rail

Kingston

South Western Railway · Kingston KT2. About 33 minutes to Waterloo and 43 minutes to Bank at 08:30 on a weekday.

Journey time

Plan your route with TfL
Awaiting verified data
TfL Journey Planner
kingston

National Rail

Norbiton

One stop east of Kingston on the same line, often closer from Norbiton, Kingston Hill and the eastern streets.

Journey time

Plan your route with TfL
Awaiting verified data
TfL Journey Planner
kingston

National Rail

Surbiton

A short bus ride south, with fast South Western Railway trains to Waterloo. Check services and times with the operator.

Journey time

Plan your route with TfL
Awaiting verified data
TfL Journey Planner
kingston

TfL

Buses

Use TfL planning for route options, stops and live information.

Journey time

Plan your route with TfL
Awaiting verified data
TfL Journey Planner
kingston

TfL / local route guidance

Cycling

Use TfL planning for route options, conditions and a suitable route before travelling.

Journey time

Plan your route with TfL
Awaiting verified data
TfL Journey Planner
kingston

TfL / local route guidance

Walking

Use TfL planning for route options, conditions and a suitable route before travelling.

Journey time

Plan your route with TfL
Awaiting verified data
TfL Journey Planner
kingston

Connection schematic / not to scale

○
Kingston
Bank
○

South Western Railway to Waterloo, then the Tube to Bank

Other local stations

Norbiton · Surbiton

Diagram shows connections only, not geographic position, stops or service frequency.

Source: TfL Journey Planner · Kingston station · reviewed 24 Oct 2026.

Eat, drink & shop

A few places to make your own

A stylish Indian on Kingston Hill, a classic pub in Canbury and a Michelin-starred dining room by Richmond Park: simple starting points for exploring local life in Kingston.

Photograph awaiting approval
Indian dishes served at a restaurant table
Editorial image · Zayed Ahmed Zadu / Unsplash
Illustrative image · location approval pending

Restaurant / Indian

Roz Ana

Regional Indian cooking and a cocktail bar at 4–8 Kingston Hill, a short walk from the town centre. Check opening times and bookings directly.

Eat, drink & shop
kingston
Photograph awaiting approval
The Canbury Arms pub in Kingston
The Canbury Arms · Jim Linwood / Wikimedia Commons · CC BY 2.0 · cropped
Illustrative image · location approval pending

Pub / garden

The Canbury Arms

A refurbished Young’s pub at 49 Canbury Park Road, with seasonal food, open fires and a garden. Check opening hours directly.

Eat, drink & shop
kingston
Photograph awaiting approval
The Dysart restaurant in Petersham
The Dysart · Peter O’Connor / Wikimedia Commons · CC BY-SA 2.0 · cropped
Illustrative image · location approval pending

Restaurant / fine dining

The Dysart Petersham

Kenneth Culhane’s Michelin-starred restaurant at 135 Petersham Road, a short drive north beside Richmond Park. Check opening times and bookings directly.

Eat, drink & shop
kingston

Editorial shortlist, not a rating or review. Source: venue / centre websites and local editorial · details and last checked date awaiting verification.

Parks & outdoors

The outdoors becomes part of the everyday.

With Richmond Park up the hill and the Thames running past the town centre, Kingston has some of the best open space in south-west London.

Photograph awaiting approval
Deer grazing in open parkland
Editorial image · Tim Morgan / Unsplash
Illustrative image · location approval pending

Local green spaces

Richmond Park

London’s largest Royal Park, with deer, woodland and long views, reached through Kingston Gate and Ladderstile Gate. Check gate times before visiting.

Parks & outdoors
kingston
Photograph awaiting approval
Canbury Gardens beside the Thames
Canbury Gardens · AndyScott / Wikimedia Commons · CC BY-SA 4.0 · cropped
Illustrative image · location approval pending

Local green spaces

Canbury Gardens

Riverside gardens north of the town centre, with tennis courts, a play area and the Thames Path. Confirm current facilities before visiting.

Parks & outdoors
kingston

Source: The Royal Parks and Royal Borough of Kingston upon Thames, checked 24 Oct 2026 · facility verification pending.

Properties in
Kingston

Find your next chapter in Kingston

Current listings linked to this area guide. Availability and prices can change, so please confirm details with our team.

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Kingston
Our work in
Kingston

Our next Kingston story starts here

Photograph awaiting approval

Case study collection / awaiting approval

Good advice starts with your plans.

Approved case studies will appear here. Each story will set out the client’s brief, our approach and the outcome, with permission and evidence checked before publication.

No projects, achievements or testimonials are claimed here.

Discuss your property

Local insights

A little more local perspective

Local guidance from our team, linked to this area.

Local articles for this area are on the way

Our team is preparing local guidance for this neighbourhood. In the meantime, we are happy to answer questions about the area.

Contact our team

FAQs

Your
Kingston
questions, answered

A few useful starting points. Speak to our local team for advice on a specific home.

What is living in Kingston like?

Kingston combines a historic market town with a long stretch of the Thames, Victorian streets around Canbury and Fairfield, and larger houses on Kingston Hill near Richmond Park. Explore the exact street and everyday routes around each home.

kingston
Which stations serve Kingston?

Kingston and Norbiton are on South Western Railway, with trains to Waterloo, and Surbiton is a short bus ride south. There is no Underground station. For accurate journey times, check the TfL website or a journey planner.

kingston
What green spaces are nearby?

Richmond Park is a short walk up Kingston Hill, with Canbury Gardens and the Thames Path along the river and Bushy Park across Kingston Bridge. We recommend checking access and opening times for each location.

kingston
What should families check about schools?

Families should review the current admissions policy, year group availability and latest inspection reports for schools in the area. School places are not guaranteed by proximity alone, so confirm eligibility directly with the school or local authority.

kingston
How should I compare local property prices?

Compare properties on a like-for-like basis, considering type, size, condition and tenure. Asking prices and achieved prices can vary, and we advise against relying on unverified figures. Our local team can provide a more accurate market view.

kingston
Can South West Shared help me sell or let?

Yes. Speak with South West Shared about your property and plans, whether you are considering selling or letting in Kingston. The team can explain the next steps for a sales or lettings valuation.

kingston

Nearby areas

Explore a little further

Different neighbourhoods, the same local team.

Photograph awaiting approval
The art deco frontage of Surbiton station

Surbiton

A Victorian railway town on the Thames, with an art deco station, Maple Road’s cafés and Queen’s Promenade.

View Area Guide
surbiton
Photograph awaiting approval
The River Thames near Teddington Lock

Teddington

A riverside town between Bushy Park and the Thames, with an independent High Street and Teddington Lock.

View Area Guide
teddington
Photograph awaiting approval
The view west over the Thames from Richmond Hill

Richmond

Georgian houses around Richmond Green, the Thames riverside and Richmond Park, with trains to Waterloo.

View Area Guide
richmond

Valuations & contact

Your next move starts with local advice

Speak with our team about buying, selling, renting or letting a property in
Kingston
. Choose the conversation that is right for you.

Sales valuation

Understand the position of your home before planning a sale.

Sales valuation

Lettings valuation

Discuss your property, rental plans and the right letting approach.

Lettings valuation
Contact our team