Kingston Gardens
Sutton, Greater London, England
Reality check: Affordable entry at £168,250 with hot market liquidity. Strong 54% 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), 54% 5-year growth, affordable entry (£168,250).
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%
Decent connectivity, but walkability (45) could be better.
How this is calculated
Transport 35%, Walkability 30%, Amenities 25%, Market 10%
Strong case: liquid market (score 90), 54% 5-year growth, affordable entry (£168,250).
How this is calculated
Liquidity 35%, Market 35%, Price trend bonus up to +30
Limited by safety (30), environment (35), service access (30). Not ideal for settled retirement.
How this is calculated
Safety 25%, Environment 25%, Amenities 20%, Energy 15%, Walkability 15%
Good entry point at £168,250, but safety (30) needs consideration and environment (35) is below average.
How this is calculated
Affordability 40%, Transport 25%, Amenities 20%, Safety 15%
Things You Should Know
High flood risk. Specialist insurance likely required. Check Environment Agency flood maps before purchasing.
How Life Works Here
Kingston Gardens is located in Sutton, near London, Greater London. Crime rates are above average, with 203 incidents recorded in 12 months. Violence and sexual offences is the most frequent category. Violent offences make up 56% of reports. 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 and tram links nearby. The nearest stop (Richmond Road Beddington) is 193m away. The median property price is £168,250, with exceptional growth of 54% over five years. Based on 40 transactions recorded since 2014. The market is highly active with frequent sales. Rented accommodation predominates. There are 13 schools within 2 km, 13 rated Good or Outstanding by Ofsted. 7 are rated Outstanding. Both primary and secondary options are available locally. The nearest school is just 465m away. Note that above-average crime in the area may offset the school accessibility for families. This street falls within Flood Zone 3 — a high-risk area for flooding from river sources. Specialist flood insurance and any necessary mitigation should be factored into a purchase decision. This street may particularly suit property investors. Overall, this street scores 51 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)
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
Flat/Maisonette | Leasehold | 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 Kingston Gardens, with detailed information for each.
gyms & sports centres (1)
- Snap Fitness 1820m · 23 min walk
libraries (2)
- Library @ Westcroft Centre 1936m · 24 min walk
- Library @ the Phoenix Centre 1982m · 25 min walk
parks & green spaces (3)
- Beddington Park 1143m · 14 min walk
- Mellows Park 1224m · 15 min walk
- Roundshaw Park Playing Fields 1835m · 23 min walk
schools (5)
- Beddington Park Academy 466m · 6 min walk
- Sherwood Foundation School 514m · 6 min walk
- High View Primary School 935m · 12 min walk
- Carew Academy 953m · 12 min walk
- Wilson's School 1342m · 17 min walk
Transport Links
Similar Streets
- Chiswick Close — Sutton56
- Watermead Lane — Sutton50
- Mill Green Road — Sutton50
- Daffodil Close — Sutton53
- Wandle Court Gardens — Sutton55
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.