Haycroft Road
Kingston upon Thames, Greater London, England
Reality check: At £400,000, this is a premium entry point. Strong 27% growth over 5 years supports the investment case.
Who Is This Street For?
Scored by profile based on what matters most to each group.
Strong case: liquid market (score 90), 27% 5-year growth.
Safety score of 30 is the main barrier. School proximity doesn't compensate for high crime.
How this is calculated
Safety 30%, Schools 30%, Environment 20%, Amenities 10%, Energy 10%
Limited connectivity (transport 50, walkability 45). May not suit a commuting lifestyle.
How this is calculated
Transport 35%, Walkability 30%, Amenities 25%, Market 10%
Strong case: liquid market (score 90), 27% 5-year growth.
How this is calculated
Liquidity 35%, Market 35%, Price trend bonus up to +30
Limited by safety (30), environment (38), service access (30). Not ideal for settled retirement.
How this is calculated
Safety 25%, Environment 25%, Amenities 20%, Energy 15%, Walkability 15%
At £400,000, this is likely out of reach for most first-time buyers.
How this is calculated
Affordability 40%, Transport 25%, Amenities 20%, Safety 15%
How Life Works Here
Haycroft Road is located in Kingston upon Thames, near Surbiton, Greater London. Crime rates are above average, with 209 incidents recorded in 12 months. Violence and sexual offences are the most frequent category. Violent offences make up 41% of reports. Some amenities are available nearby, though a car may be useful for regular errands like grocery shopping. Public transport is accessible, with rail and bus stops within reach. The nearest is about 133m away. The median property price is £400,000, with strong growth of 27% over five years. Based on 40 transactions recorded since 2014. The market is highly active with frequent sales. Rented accommodation predominates. There are 10 schools within 2 km, 10 rated Good or Outstanding by Ofsted. 4 are rated Outstanding. Both primary and secondary options are available locally. The nearest school is just 239m away. Note that above-average crime in the area may offset the school accessibility for families. This street may particularly suit property investors. Market indicators suggest an upward trend. Overall, this street scores 49 out of 100 for liveability, in the lower quartile for its district.
Score Breakdown
Each dimension scored 0-100 from open government data. Source listed under each bar.
police.uk crime data (12-month rolling), LSOA-level area, not street-level
OpenStreetMap amenities within 2km
DfT NaPTAN + TfL stops
DEFRA noise & air quality, OS green space
HM Land Registry price paid data
GIAS schools + Ofsted ratings
OSM footpath density + connectivity
EPC Register — awaiting public API access
Environment Agency flood zones
Property Market
Terraced | Freehold | Market: hot
Source: HM Land Registry Price Paid Data (Open Government Licence v3.0)
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Public Services Nearby
Public facilities within walking distance from Haycroft Road, with detailed information for each.
gyms & sports centres (4)
- White Spider Indoor Climbing 1048m · 13 min walk
- Fitbox 1615m · 20 min walk
- The Gym 1848m · 23 min walk
- London Kettlebell Club 1982m · 25 min walk
hospitals (5)
- Window to the Womb 1015m · 13 min walk
- Tolworth Hospital 1199m · 15 min walk
- Hollyfield House 1372m · 17 min walk
- Indigo Medical Clinic 1583m · 20 min walk
- Surbiton Health Centre 1685m · 21 min walk
libraries (3)
- Hook and Chessington Library 904m · 11 min walk
- Tolworth Community Library 1693m · 21 min walk
- Surbiton Library 1932m · 24 min walk
parks & green spaces (5)
- Hook Leisure Gardens 261m · 3 min walk
- Woodgate Avenue Playground 1163m · 14 min walk
- Fishponds Park 1491m · 19 min walk
- Victoria Park 1610m · 20 min walk
- The Wood 1616m · 20 min walk
schools (5)
- Southborough High School 240m · 3 min walk
- St Paul's CofE Primary School 688m · 9 min walk
- Tolworth Girls' School and Sixth Form 900m · 11 min walk
- St Matthew's CofE Primary School 1286m · 16 min walk
- Dysart School 1296m · 16 min walk
Transport Links
Similar Streets
- Hook Rise North — Kingston upon Thames50
- Kingsnympton Park — Kingston upon Thames51
- Kent Way — Kingston upon Thames46
- Verona Drive — Kingston upon Thames45
- Robin Hood Lane — Kingston upon Thames51
Data Transparency
View all data sources
- OS Open Roads — Crown copyright and database right
- HM Land Registry Price Paid Data — Crown copyright
- police.uk crime data — Open Government Licence v3.0
- OpenStreetMap — ODbL licence
- DfT NaPTAN — Open Government Licence v3.0
- GIAS schools data — Crown copyright
- Environment Agency flood data — OGL v3.0
- DEFRA noise and air quality — OGL v3.0
- ONS Census 2021 — Open Government Licence v3.0
All scores are computed from publicly available government and open data. No proprietary data is used. Scores reflect statistical patterns, not guarantees.
Data updated: