Living in Kingston upon Thames 

Thinking of moving to Kingston? Our Kingston upon Thames area guide explores the town’s schools, transport links and riverside setting to help you decide if it’s the right fit. 

Where is Kingston upon Thames? 

Kingston upon Thames, often just called Kingston, can be found on the southwestern edge of London, around 12 miles from the city centre. Located in Zone 6, it offers the best of both worlds – a London lifestyle with a more relaxed feel. 

Though historically part of Surrey, the area officially became part of Greater London in 1965 when several areas were merged to form the Royal Borough of Kingston upon Thames, as it is known today.  

Despite the administrative shift, Kingston still retains strong ties to its former province. It was once Surrey’s County Town, known for its royal heritage and riverside setting, and many locals still identify with its Surrey roots. Its KT postcode also covers nearby Surrey towns like Epsom, making it easy to mix up the boundaries.  

Is Kingston upon Thames a nice place to live? 

Kingston upon Thames is often chosen by families, commuters and retirees due to its transport links, green spaces and amenities. Just 30 minutes from central London by train, it offers a riverside setting with good transport connections. 

The area boasts a number of schools, plenty of green space – including the nearby Richmond Park and Bushy Park – and a vibrant town centre with shops, restaurants and cultural venues like the Rose Theatre. It’s one of the leafiest areas of London with its tree-lined streets and is known for its quieter atmosphere compared to central London. 

What is Kingston upon Thames famous for? 

Kingston upon Thames is famous for its rich royal history. It’s believed to have been the coronation site of seven Anglo-Saxon kings, with the historic Coronation Stone still on display outside Kingston’s Guildhall. 

Canbury Gardens as well as the nearby Richmond Park and Bushy Park are among the area’s most visited green spaces. It’s also home to Kingston University, which has produced several notable alumni including rugby player Lawrence Dallaglio, author Nick Hornby and rock legend Eric Clapton. Spider-Man actor Tom Holland was also born and raised in Kingston. 

Things to do in Kingston upon Thames 

Kingston offers a wide range of things to see and do, with easy access to some of the most well-known green spaces in outer London. Richmond Park and Bushy Park among them, offering vast green spaces for walking, cycling and wildlife spotting thanks to the local resident deer populations. 

A 10-minute drive west will bring you to Hampton Court Palace, while Bushy Park itself is also home to other historical sites including the Diana Fountain dating from 1637 and the Baroque-style collection of pools at the Upper Lodge Water Gardens. 

Kingston’s High Street runs parallel to the Thames, so many of the restaurants spill out onto the riverbank come summer, offering riverside dining options during warmer months. The town centre also features a large pedestrianised shopping area, which helps reduce pollution and makes it easy to explore on foot. 

Culture lovers can catch a show at The Rose Theatre – a 900-seat circular auditorium that hosts a range of performances in a venue inspired by Elizabethan playhouses. 

Music fans will enjoy Banquet Records, Kingston’s renowned record shop. With its own music label and regular live gigs hosted at the local Pryzm venue, it is known for its involvement in the UK music scene, with regular gigs and artist appearances. Past performers include Blink-182, Ed Sheeran, The 1975, Foals and Stormzy. 

The area is also home to several sports teams. Alongside its golf clubs, Kingston has its own rowing club and is close to the Thames Sailing Club in Surbiton. 

What is the transport like in Kingston upon Thames? 

While Kingston doesn’t have a tube station, it’s still well connected. Fast trains from Kingston station to Waterloo take around 30 minutes, and locals can reach Victoria in 40 minutes via Clapham Junction. 

Kingston’s bus services also cover more than 30 routes. Numbers 65 (to Ealing), 85 (to Putney) and 281 (to Hounslow) take passengers north of the river, while the 406 (to Epsom) and 515 (to Guildford) head towards Surrey. 

Locals can also take their pick of London’s airports. Gatwick is only a 45-minute drive away, and the handy X26 bus runs a regular service to Heathrow, taking around 40 minutes. 

Schools in Kingston upon Thames 

Kingston has a wide range of schools, including community schools, academies, foundation schools and voluntary aided schools.  

For further education, Kingston University is a popular choice. It offers a wide range of undergraduate, postgraduate and part-time courses, and is particularly known for its art, design and architecture programmes. 

Is Kingston upon Thames safe? 

In the year ending September 2024, the crime rate in Kingston upon Thames was lower than the average crime rate across similar areas. This is according to Office for National Statistics data. 

What are the average property prices in Kingston upon Thames? 

While Kingston is still a London borough – and priced accordingly – it’s comparatively cheaper than nearby Richmond or Wimbledon. House prices in Kingston have also dropped in recent times, currently 14% down on the 2020 peak of £802,040. 

Houses currently sell for £686,012 on average. Most properties sold in the last year were flats, selling for an average of £428,494. Semi-detached properties sold for £834,495, while terraced homes fetched £763,423. 

FAQs 

• How far is Kingston from central London? 
  Around 12 miles, with trains taking approximately 30 minutes to reach Waterloo. 
• Is Kingston good for families? 
  Yes. Riverside parks, nearby nature reserves, a range of schools and access to green spaces make Kingston attractive to families. 
• Is Kingston affordable? 
  Compared to neighbouring areas like Richmond and Wimbledon, Kingston typically has lower property prices. 
• Is Kingston good for commuters? 
  Yes. Kingston offers fast train services, extensive bus routes and access to Heathrow and Gatwick.