Kingston upon Thames is consistently ranked as one of the most desirable places to live in Greater London. Sitting on the banks of the River Thames in south west London, the borough combines excellent schools, strong transport links, green spaces, and a high quality of life that appeals to families, professionals, and long-term residents alike.
In this in-depth guide, we explore the best areas to live in Kingston upon Thames, breaking down each neighbourhood by lifestyle, housing, transport, safety, schools, and who it is best suited for. If you are considering moving to Kingston or simply researching your options, this article provides a complete borough-wide overview.
Why Kingston Upon Thames Is One Of London’s Most Desirable Boroughs
Kingston upon Thames occupies a unique position in London. It offers many of the advantages of suburban living while maintaining excellent access to central London.
Riverside Living And Green Space
One of Kingston’s biggest strengths is its relationship with the River Thames. Riverside walks, cafés, parks, and boating culture give the borough a relaxed atmosphere rarely found so close to the capital.
In addition to the river, Kingston benefits from:
- Large parks and commons
- Nearby Royal Parks such as Richmond Park and Bushy Park
- Tree-lined residential streets
This makes it especially appealing to families and those who prioritise outdoor space.
Excellent Schools And Education
Kingston is widely known for strong educational provision, including:
- High-performing primary and secondary schools
- Respected sixth forms
- Kingston University
School quality plays a major role in driving demand and property prices across the borough.
Transport Links
Although Kingston does not sit on the Underground network, rail connections are strong:
- Direct trains to London Waterloo
- Reliable commuter services via Surbiton and New Malden
- Good road access to the A3
Commute times to central London typically range from 25 to 40 minutes, depending on location.
Kingston Town Centre
Best for: Professionals, renters, students, convenience
Kingston Town Centre is the commercial and social heart of the borough. It combines riverside living with one of south west London’s busiest shopping districts.
Lifestyle And Amenities
Living in Kingston Town Centre means having everything on your doorstep:
- Large shopping centres
- Independent cafés and restaurants
- Entertainment venues and nightlife
- Riverside bars and walks
The town centre is lively, especially during weekends and evenings.
Housing Options
Property in Kingston Town Centre mainly consists of:
- Modern apartment developments
- Riverside flats
- Some converted buildings
While space can be more limited than in suburban areas, the convenience is unmatched.
Transport
Kingston Station provides regular services to London Waterloo. Bus connections are also excellent, linking to surrounding neighbourhoods.
Things To Consider
- Busy atmosphere
- Higher noise levels in some areas
- Limited parking
Kingston Town Centre suits those who want urban convenience with riverside charm.
Surbiton
Best for: Families, professionals, commuters
Surbiton is often considered the jewel of Kingston upon Thames and is one of the most sought-after neighbourhoods in south west London.
Transport Excellence
Surbiton Station is a major draw, offering:
- Fast trains to London Waterloo in around 15 to 20 minutes
- Frequent peak-time services
This makes Surbiton one of the best commuter locations outside central London.
Housing And Character
Surbiton offers:
- Attractive Victorian and Edwardian homes
- Leafy streets
- Spacious family houses
- Some modern apartment blocks near the station
The area balances suburban calm with excellent connectivity.
Community And Schools
Surbiton is popular with families due to:
- Highly regarded schools
- A strong community feel
- Local shops, cafés, and parks
Things To Consider
- Higher property prices than other parts of Kingston
- Strong competition for family homes
Surbiton is ideal for those seeking fast commutes and long-term family living.
Norbiton
Best for: First-time buyers, renters, hospital staff
Norbiton sits just north of Kingston Town Centre and offers a more mixed residential environment.
Affordability And Access
Compared to Surbiton and central Kingston, Norbiton can offer:
- Slightly lower property prices
- A range of housing options
- Proximity to Kingston Hospital
Transport
Norbiton Station provides:
- Direct rail links to London Waterloo
- Short journey times into Kingston Town Centre
Bus routes also connect Norbiton to neighbouring areas.
Housing Mix
Housing includes:
- Victorian terraces
- Purpose-built flats
- Smaller family homes
Things To Consider
- Less polished than Surbiton
- Some variation in street quality
Norbiton suits those looking for good transport and relative affordability within the borough.
New Malden
Best for: Families, commuters, cultural diversity
New Malden is one of the most distinctive areas in Kingston upon Thames and is known for its strong community feel and international influence.
Community And Culture
New Malden has a large Korean community, reflected in:
- International supermarkets
- Restaurants and cafés
- Cultural events
This gives the area a vibrant, cosmopolitan atmosphere.
Housing And Space
New Malden offers:
- Semi-detached and detached family homes
- Gardens and wider streets
- Lower density than Kingston Town Centre
Transport Links
New Malden Station provides:
- Rail services to London Waterloo
- Easy access to Wimbledon and Clapham Junction
Things To Consider
- Less nightlife than Kingston Town Centre
- More residential and family-focused
New Malden is ideal for those who want space, community, and strong transport links.
Kingston Vale
Best for: Families, green space lovers
Kingston Vale sits close to Richmond Park and offers some of the greenest surroundings in the borough.
Natural Surroundings
Residents benefit from:
- Immediate access to Richmond Park
- Quiet streets
- Open spaces and woodland walks
This makes Kingston Vale feel more like a village than part of London.
Housing
Housing includes:
- Large family homes
- Low-rise developments
- Some modern apartment buildings
Transport
While rail access is more limited, buses connect Kingston Vale to:
- Kingston Town Centre
- Putney
- Wimbledon
Things To Consider
- Car ownership is helpful
- Fewer shops and amenities locally
Kingston Vale is perfect for those prioritising green living and tranquillity.
Ham
Best for: Families, long-term residents, riverside living
Ham is a quiet and attractive area bordering Richmond Park and the Thames.
Lifestyle
Ham offers:
- Riverside walks
- Village-like atmosphere
- Strong sense of community
It appeals to residents who value peace and space.
Housing
Property includes:
- Period houses
- Purpose-built flats
- Family homes with gardens
Transport
Ham is served mainly by bus routes, with rail access available via nearby stations.
Things To Consider
- Limited nightlife
- Slower transport connections
Ham suits those looking for calm riverside living within London.
Chessington
Best for: Families, affordability, suburban living
Chessington is located in the southern part of the borough and is one of the more affordable areas.
Family Appeal
Chessington offers:
- Larger houses
- Good primary schools
- Quiet residential streets
It is particularly popular with families needing more space.
Transport
Chessington has two rail stations providing services into London, though journey times are longer than Surbiton or Kingston.
Things To Consider
- Further from central Kingston
- More suburban and less lively
Chessington is ideal for families seeking value and space.
Safety And Quality Of Life
Kingston upon Thames consistently ranks as one of London’s safer boroughs. Areas such as:
- Surbiton
- Kingston Vale
- Ham
- New Malden
are often viewed as particularly family-friendly and calm.
As with any borough, safety can vary by street, but overall Kingston enjoys a strong reputation for quality of life.
Schools And Education Across The Borough
Education is one of Kingston’s strongest assets.
The borough offers:
- Highly rated primary schools
- Selective and non-selective secondary schools
- Kingston University for higher education
This reputation continues to attract families and supports long-term demand for housing.
Transport And Commuting Overview
Kingston upon Thames benefits from:
- Fast rail connections from Surbiton and Kingston
- Reliable services to London Waterloo
- Road access via the A3
Although it lacks Underground stations, journey times remain competitive for commuters.
Cost Of Living And Property Prices
Kingston is not one of London’s cheapest boroughs, but many residents feel the quality of life justifies the cost.
- Surbiton and riverside areas command premium prices
- Norbiton and Chessington offer better value
- New Malden provides a balance of space and accessibility
Who Kingston Upon Thames Is Best For
Kingston upon Thames is particularly well suited to:
- Families prioritising schools and safety
- Professionals commuting to central London
- Long-term homeowners
- Those who value green space and riverside living
It may be less suitable for people seeking vibrant nightlife across the entire borough or budget living.
Final Thoughts
The best areas to live in Kingston upon Thames depend on what you value most.
- Surbiton for fast commuting and family life
- Kingston Town Centre for convenience and riverside living
- New Malden for space and community
- Kingston Vale and Ham for green surroundings
- Norbiton for value and accessibility
- Chessington for affordability and family housing
With its balance of green space, strong schools, and transport links, Kingston upon Thames remains one of London’s most consistently desirable boroughs.
Disclaimer
This article is for general informational purposes only. Information about areas, property, safety, transport, and amenities may change over time and can vary by location.
Nothing in this post should be taken as professional, legal, financial, or property advice. Readers should carry out their own research before making any decisions.
London 33 accepts no liability for reliance on the information provided.