HeyKettle

Cheapest and best areas to buy in Kingston Upon Thames. All 2 postcode districts compared.

Typical 3-bed house£888kacross Kingston Upon Thames
Cheapest districtKT13-bed house £805k
Sold last year351homes in Kingston Upon Thames
Prices in Kingston upon Thames+3.3%on a year ago

A typical 3-bedroom house in Kingston Upon Thames sold for £888,000 over the last five years, in today's money. The same home costs £805k in KT1 and £938k in KT2, so where you look matters more than almost anything else.

For the most space for your money, look at KT1: about 92 m² for a typical £805k. KT2 is the busiest market, with 206 sales last year.

Prices in Kingston upon Thames are up 3.3% on a year ago. Renting a 3-bedroom home costs about £2,154 a month; a 90% mortgage on the typical 3-bed house would be around £4,049 a month at 4.5% over 30 years.

Plan your purchase in Kingston Upon ThamesFilter by budget, bedrooms and schools, then compare the homes you like. Free.
Start your plan

Cheapest areas to buy in Kingston Upon Thames

1KT13-bed house £805kabout 92 m² · 145 sold last year2KT23-bed house £938kabout 97 m² · 206 sold last year

For a flat, the cheapest is KT2: a typical 2-bedroom flat sells for £393k.

Best areas in Kingston Upon Thames for families

Districts where the best state schools nearby beat the England average, cheapest first.

KT13-bed house £805k
Primary St Luke's CofE Primary School · 80% England 64%Secondary The Kingston Academy · 82.8% England 43.8%
KT23-bed house £938k
Primary St Luke's CofE Primary School · 80% England 64%Secondary St Richard Reynolds Catholic High School · 84.2% England 43.8%

Best state primary within 2 km (pupils meeting the expected standard at 11) and secondary within 5 km (grade 5+ in English and maths). DfE performance tables.

Kingston Upon Thames postcode districts

District3-bed houseSize2-bed flatHouses per m²Best primarySold last year
KT1£805k92 m²£423k£8,31180%145
KT2£938k97 m²£393k£9,20280%206

Typical prices from sales in the last five years, in today's money. A dash means too few sales to say.

Questions about buying in Kingston Upon Thames

How much is a 3-bedroom house in Kingston Upon Thames?

About £888,000 across Kingston Upon Thames, from sales in the last five years in today's money. It ranges from £805k in KT1 to £938k in KT2.

What is the cheapest area of Kingston Upon Thames to buy a house?

For a 3-bedroom house: KT1 (£805k), KT2 (£938k).

Are house prices going up in Kingston Upon Thames?

In Kingston upon Thames, prices are up 3.3% on a year ago and up 12.3% over five years, according to the UK House Price Index (July 2026).

Which postcode in Kingston Upon Thames is best for families?

On school results and price together: KT1 (3-bed house £805k, best primary nearby 80% at the expected standard against 64% across England); KT2 (3-bed house £938k, best primary nearby 80% at the expected standard against 64% across England).

Is Kingston Upon Thames a good place to buy a house?

What the numbers say: a typical 3-bedroom house costs £888,000, prices are up 3.3% on a year ago, renting a 3-bedroom home costs about £2,154 a month against roughly £4,049 for a 90% mortgage, and 351 homes sold last year, so there is a real choice. Prices vary from £805k to £938k between districts, so the area you pick matters most.

How many homes sell in Kingston Upon Thames each year?

351 homes sold across its 2 postcode districts in the last year, the most in KT2.

Sources: HM Land Registry price paid data matched to the EPC register, UK House Price Index (July 2026), ONS private rents (August 2026). The mortgage figure is an illustration, not advice.