Land by postcode · KT area · KT2
What the open records say about the KT2 postcode district in Greater London: recent sales, planning designations and controls, and the council that decides applications. District-level facts to read before you sell or develop a plot in Kingston upon Thames.
Residential sales recorded by HM Land Registry between 2024-08 and 2026-07. This is market context for the district, not a land valuation: what a plot is worth depends on what can be built on it, which these figures do not show.
Sales in 24 months
670
Median sale price
£725,500
Median £ per m² of floor area
£8,500
Median, last 12m vs prior 12m
+2.8%
£720,000 → £740,500
Mix of sales: 14% detached, 24% semi-detached, 22% terraced, 40% flats.
New-build sales 2023–2024: 16 of 718 (2%). A rough proxy for recent building activity: these are homes sold by builders, not development sites.
For each designation on the planning.data.gov.uk register, the share of the 685 live postcodes in KT2 whose centroid falls inside it. This measures postcodes, not land area, and says nothing about any individual plot.
98 of 685 postcodes
LIVERPOOL ROAD CONSERVATION AREA · PARK ROAD CONSERVATION AREA · KINGSTON HILL CONSERVATION AREA · COOMBE WOOD CONSERVATION AREA · RICHMOND ROAD CONSERVATION AREA and 3 more
36 of 685 postcodes
8 separate directions recorded, each removing particular permitted development rights within a defined area.
No postcodes in KT2 fall inside: Green Belt, National Landscape (AONB), National Park.
Flood zones, tree preservation orders, local plan allocations, settlement boundaries and non-designated heritage are not included here and are checked in a full assessment.
None of these designations covers more than a small share of postcodes in KT2. What can be built on a given plot is decided by the local plan, settlement boundaries and site-specific matters such as access, flood risk and neighbours, none of which this page measures.
These are district-level facts. The free assessment checks your actual boundary against the same registers and the local plan and tells you plainly what they mean for your plot.
Decided planning applications in KT2 since 2021, from the council registers, grouped by the kind of scheme a landowner might be weighing up. Extensions, conditions and tree works are left out. Counts, not estimates.
Taken from the units table on the planning form itself, so this is homes actually created, not a reading of the description. 42 decided since 2021, 18 refused, typically 117 days to a decision.
20 of 42
approved, 48%
47% across London
37 homes approved of 86 applied for
Approved examples
85 Canbury Avenue Kingston Upon Thames KT2 6JR (1 new home)
Erection of detached two-storey single family dwellinghouse with basement and accommodation in roofspace (following demolition of existing d...
Approved 2022-09-16, Kingston upon Thames ref 21/00012/FUL
35-37 Old London Road Kingston Upon Thames KT2 6ND (9 new homes)
Change of use of existing retail units from Sui Generis to Class E and the erection of new three-storey building to the rear to provide 8no....
Approved 2021-08-27, Kingston upon Thames ref 21/00418/FUL
Tir Na Nog 1 Coombe Ridings Kingston Upon Thames KT2 7JT (2 new homes)
Erection of 2no. x new semi-detached dwellings with basements
Approved 2022-08-17, Kingston upon Thames ref 22/01104/FUL
By the kind of plot, from the wording of each proposal:
38 decided since 2021, 13 refused, typically 149 days to a decision
22 of 38
approved, 58%
43% across London
Approved examples
85 Canbury Avenue Kingston Upon Thames KT2 6JR
Erection of detached two-storey single family dwellinghouse with basement and accommodation in roofspace (following demolition of existing d...
Approved 2022-09-16, Kingston upon Thames ref 21/00012/FUL
The Gate House Coombe Wood Road Kingston Upon Thames KT2 7JY
Erection of new pool house in existing location of original pump housing
Approved 2021-06-03, Kingston upon Thames ref 21/01063/HOU
Ashley House Warren Park Kingston Upon Thames KT2 7HX
Erection of 7 bedroom detached dwelling with attached triple garage and dual level basement (following the demolition of existing house)
Approved 2021-09-20, Kingston upon Thames ref 21/01000/FUL
33 decided since 2021, 9 refused, typically 109 days to a decision
23 of 33
approved, 70%
49% across London
Approved examples
Greystoke Stoke Road Kingston Upon Thames KT2 7NX
Demolition of the existing dwelling and erection of new single dwelling
Approved 2021-09-14, Kingston upon Thames ref 21/02109/FUL
Coombe Grange 86 Coombe Lane West Kingston Upon Thames KT2 7DB
Demolition of existing dwelling and erection of new replacement single dwelling
Approved 2022-03-23, Kingston upon Thames ref 21/02083/FUL
10 Coombe Rise Kingston Upon Thames KT2 7EX
Demolition of existing dwelling and erection of two storey replacement dwelling with basement and roofspace accommodation
Approved 2022-02-08, Kingston upon Thames ref 21/03742/FUL
7 decided since 2021, 3 refused, typically 106 days to a decision
3 of 7
approved, 43%
45% across London
Approved examples
35-37 Old London Road Kingston Upon Thames KT2 6ND
Change of use of existing retail units from Sui Generis to Class E and the erection of new three-storey building to the rear to provide 8no....
Approved 2021-08-27, Kingston upon Thames ref 21/00418/FUL
141 Richmond Road Kingston Upon Thames KT2 5BZ
Conversion of rear (over two floors) of retail storage unit (use class E(a) - formerly A1) to self contained residential duplex unit (use cl...
Approved 2021-05-27, Kingston upon Thames ref 21/01039/PAR2R
Ground Floor, Oak Mews Previously 14A Park Road Kingston Upon Thames KT2 6FL
Change of use of part of ground floor office to create 2nos residential units with external alterations at ground floor
Approved 2026-02-25, Kingston upon Thames ref 25/02901/FUL
Also decided here: 44 applications for outbuildings, annexes or garden buildings, 41 approved, typically 72 days.
Decided planning applications (not extensions, conditions or tree works) in this postcode district from the councils' own registers, classified by the wording of each proposal. Counts, not estimates; where a class has fewer than three applications it is not shown.
Kingston upon Thames covers 98% of the sampled postcodes in KT2.
Draw your boundary, tell us what you own, and an architect checks it against these registers and the local plan. Free, no obligation, and you get a straight written answer.
It depends on where the plot sits, not on the district average. In KT2, 0% of postcodes are in the Green Belt, 14% in a conservation area. Outside those designations the questions that decide it are whether the plot is inside or adjoining the settlement boundary in the local plan, whether it has its own road access, and what is next to it. A plot on the edge of a village or town with access has the best chance; an open field outside the settlement boundary rarely gets consent for housing whatever the market is doing.
Often, yes. 5% of postcodes in KT2 are under an Article 4 direction (8 separate directions), which withdraws particular permitted development rights, so an outbuilding, extension or change of use that is automatic elsewhere needs an application there. Outside those areas, permitted development applies to houses and their gardens but not to agricultural land or paddocks, where a new building or a new use normally needs permission or prior approval.
Developers look at three things before they talk about price: whether the plot is outside the Green Belt and any National Landscape, whether it sits inside or beside the settlement boundary, and what finished homes sell for. In KT2 the median sale is £725,500, and only 2% of 2023–2024 sales were new-build homes, so builders have been quiet here. A single plot usually goes to a local builder or a self-builder; a site for five or more homes attracts regional housebuilders, normally through an option or a conditional contract rather than an outright purchase, so the price you see quoted is not the price you receive.
There is no district figure for land, because a plot's value comes from what can be built on it, not from where it is. As a guide, a serviced plot with consent for one house commonly sells for around a third of the finished house value, which in KT2 would be measured against a £725,500 median sale. The same plot without consent, or inside the Green Belt, is worth a small fraction of that, and a paddock with no realistic route to consent is worth agricultural or amenity value only. The free check tells you which of those your plot is before you talk to anyone about a price.
Three places: Kingston upon Thames's local plan and its policies map for the settlement boundary and allocations, the council's planning register for what has been approved or refused on neighbouring land, and planning.data.gov.uk for the national designations. That is an evening's work if you know what you are looking for. The alternative is to draw your boundary on this site: an architect checks it against the same records and writes back within 48 hours with a plain answer, free and without obligation.
Computed from open-data records; district-level, not plot-level measurements. Sales: HM Land Registry Price Paid Data (2024-08-01 to 2026-07-31), © Crown copyright, Open Government Licence. Designations: planning.data.gov.uk (OGL), retrieved 2026-09-05; conservation areas and Article 4 directions are made locally and published on that national register. Postcode centroids: OS Code-Point Open 2026.3.0, contains OS data © Crown copyright and database right 2026. Place name is the most common post town in the sales records. Figures computed 2026-09-06.