Vincent Avenue
Kingston upon Thames, Greater London, England
Reality check: At £356,500, this is a premium entry point. Strong 22% 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 70), 22% 5-year growth.
Safety score of 25 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%
Decent connectivity, but some areas could be better.
How this is calculated
Transport 35%, Walkability 30%, Amenities 25%, Market 10%
Strong case: liquid market (score 70), 22% 5-year growth.
How this is calculated
Liquidity 35%, Market 35%, Price trend bonus up to +30
Limited by safety (25), service access (30). Not ideal for settled retirement.
How this is calculated
Safety 25%, Environment 25%, Amenities 20%, Energy 15%, Walkability 15%
At £356,500, this is likely out of reach for most first-time buyers.
How this is calculated
Affordability 40%, Transport 25%, Amenities 20%, Safety 15%
Things You Should Know
Area safety score 25/100 — crime rates in this area (LSOA, not this specific street) are well above average. Exercise caution, especially at night.
How Life Works Here
Vincent Avenue is located in Kingston upon Thames, near London, Greater London. Crime is a significant concern, with 309 incidents recorded in 12 months — well above the national average. Violence and sexual offences dominate reports. 98 violent offences were recorded (32% of total). Some amenities are available nearby, though a car may be useful for regular errands like grocery shopping. Transport connections are strong, with rail and bus links nearby. The nearest stop (Vincent Avenue) is 82m away. The median property price is £356,500, with strong growth of 22% over five years. Based on 22 transactions recorded since 2014. Rented accommodation predominates. There are 9 schools within 2 km, 9 rated Good or Outstanding by Ofsted. 3 are rated Outstanding. Both primary and secondary options are available locally. The nearest school is just 497m away. However, high local crime rates are a serious concern for families with children, regardless of school proximity. This street may particularly suit property investors. Market indicators suggest an upward trend. Overall, this street scores 56 out of 100 for liveability, slightly below the district average. Note that the composite score masks a serious safety concern that may outweigh other strengths for many residents.
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: warm
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 Vincent Avenue, with detailed information for each.
gyms & sports centres (3)
- goals 340m · 4 min walk
- Surbiton Raceway 850m · 11 min walk
- The River Club 935m · 12 min walk
hospitals (4)
- Tolworth Hospital 824m · 10 min walk
- Hollyfield House 1328m · 17 min walk
- Indigo Medical Clinic 1765m · 22 min walk
- Surbiton Health Centre 1903m · 24 min walk
libraries (2)
- Tolworth Community Library 379m · 5 min walk
- Old Malden Library 1634m · 20 min walk
parks & green spaces (5)
- Signal Park Garden 439m · 6 min walk
- Southwood 808m · 10 min walk
- Alexandra Millenium Green 938m · 12 min walk
- Edith Gardens Nature Reserve 1027m · 13 min walk
- Berrylands Park 1170m · 15 min walk
schools (5)
- Our Lady Immaculate Catholic Primary School 499m · 6 min walk
- Richard Challoner School 1031m · 13 min walk
- Grand Avenue Primary and Nursery School 1040m · 13 min walk
- Tolworth Girls' School and Sixth Form 1198m · 15 min walk
- Christ Church CofE Primary School 1440m · 18 min walk
Transport Links
Similar Streets
- Princes Avenue — Kingston upon Thames57
- Hamilton Avenue — Kingston upon Thames57
- Grapsome Close — Kingston upon Thames57
- Sunray Avenue — Kingston upon Thames55
- Woodall Close — Kingston upon Thames57
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: