Tucked away on the outskirts of southwest London, Surbiton offers a varied mix of amenities and activities for all and includes a perfect blend of much needed tranquillity and city convenience. With its fast train connections into central London, riverside charm which is just beautiful on a warm summer day, and vibrant high street, Surbiton is increasingly popular with families, young professionals, and property investors.
Whether you’re looking to buy, rent, or let a property in Surbiton, this thriving, social and green Kingston borough suburb has plenty to offer.
In this comprehensive guide to living in Surbiton, we at Chancellors explore everything you need to know about living in here, from schools and transport connections, to amenities, property types, lifestyle benefits, and the best places to eat and drink, along with insights on why this area is a smart move for renters, homeowners, and property investors.
What’s it Like Living in Surbiton?
Surbiton has over the years developed a strong reputation with its offering of a rare balance in London living, the feel of a leafy riverside village with the convenience of fast city access. Its strong sense of local community, creative spirit, relaxed pace of life, makes it stand out as a place where you can enjoy the green space, calm-natured lifestyle, and character of the city buzz, all while staying out of the city, but connected to it.
Having personally lived near Surbiton, and frequently visited it, its tree-lined streets, Victorian architecture, independent shops and pop-up stores, and very welcoming high street cafes, makes this one of London’s most sought-after spots for families, young professionals, and creative types. The riverside walks, local markets, and community events all add to the local charm, creating a perfect lifestyle that feels completely different from central London, and at a much more accessible price point.
With the River Thames nearby, Victorian and Edwardian housing stock, excellent schools, and green spaces like Fishponds Park and Claremont Gardens, Surbiton offers much more than what central London does and being just 20 minutes from Waterloo by train, this mix of suburbia and urban conveniences continues to draw people in.
Whether you’re a first-time buyer, a property investor, or simply looking for a family home or modern riverside apartment, Surbiton presents very exciting opportunities for a wide range of buyers and renters. If you’re looking to purchase or let property in Surbiton, then speak to our Surbiton estate agents to find your dream property.
What Are the Benefits of Living in Surbiton
Parks and Outdoor Spaces in Surbiton
Surbiton has a range of parks and outdoor spaces for you to explore whether with friends, family, or on your own. With the likes of Fishponds Park, Claremont Gardens, Hampton Court Palace, Kew Gardens and Richmond Park all close by, you’ll find a range of places to run, jog, walk, or take the dog.
- Fishponds Park – A small tranquil park with ponds, woodlands, orchard and gardens open to dog walkers and families. You’ll find various plants and wildlife that inhabit the park, from frogs, to snakes, dragonflies, geese, and more.
- Claremont Gardens – A National Trust landscape and peaceful ornamental garden in the heart of Surbiton. Claremont Garden’s Pond is a valuable habitat for a diverse variety local wildlife. Within the garden you can find a large turf amphitheatre, serpentine lake, and Belvedere Tower. And for health and wellness you can participate in a yoga, nature and wellbeing experience.
- Thames Ditton Island – A very popular and picturesque island on the River Thames, providing plenty of opportunities for fishing and bird watching.
- Berrylands Nature Reserve – A 5-hectare local nature reserve and Site of Borough Importance for Nature Conservation. You’ll find various plant and animal species inhabiting here, taking advantage of the small stream known as the Tolworth Brook, and the surrounding woodlands.
Commuting and Transport in Surbiton
One of Surbiton’s strongest selling points, especially for working professionals, is its fast and frequent train service into central London as well as its other strong transport connections. This makes it a great choice for City workers who want to escape the hustle and bustle of city life without giving up accessibility.
The Surbiton railway station, located in Zone 6 and served by South Western Railway takes you to London Waterloo in as little as 17 minutes, and Clapham Junction in just 10 minutes.
For drivers, Surbiton has great access to the A3 and M25 for routes to London and further afield. Both Gatwick and Heathrow airports are around 40 minutes to under an hour drive away as well, providing further convenience for residents.
Surbiton is included in the ULEZ meaning if your vehicle doesn’t meet the ULEZ emissions standards you’ll need to pay the daily charge of £12.50 to drive within the zone.
Local Lifestyle & Amenities in Surbiton
Surbiton has a great range of local amenities to suit everyone. Its range of local green spaces, outdoor activities, trendy and classy brunch spots and independent stores delivers a strong sense of community without losing its cosmopolitan feel. With its rich history, strong community, and affluent nature, you’ll find some of the following:
- Maple Road: Surbiton’s foodie and trendy hotspot, home to award-winning restaurants and cafes in a leafy area known as ‘Surbiton Village’. Every third Saturday of the month Maple Road is host to the Maple Road farmers’ market, selling fresh produce and foods from local fruit, vegetables, and local bakers.
- The Victoria, The Grove, and The Antelope: Three of the best gastropubs in the area providing a hit with the residents. From classic comfort pub food, with heated garden terraces, beer gardens cultural events and dog friendly, with real ale, these are the best of the best.
- Waitrose, M&S Food, and Sainsbury’s: Good selection of local supermarkets providing all relevant goods and products right on your doorstep.
- Bentall Centre In Kingston, just a 9-minute drive away with 75 stores, from fashion, to food and drinks, offering a major shopping hub.
- Health and Fitness Facilities: If you’re a health and fitness enthusiast you’ll be glad to know that popular facilities include The Gym Group Surbiton with 24/7 access, and the Nuffield Health Surbiton Fitness & Wellbeing Gym. If you’re interested in Yoga then the Yoga Hutch offers peaceful yoga and mindful classes.
Community Events in Surbiton
There is a good selection of community events taking place throughout the year. From the likes of Surbiton Food Festival to a Community Sports Day, Surbiton Festival, Wine Tasting Challenges, and much more.
You’re bound to find many events you’ll love to get involved in, whether that’s volunteering at them, or just attending. Below are some of the events we recommend in Surbiton.
- Surbiton Food Festival: An annual celebration taking place in 2025 from 4th May to 17th May, celebrating good local food, drink, and creativity. This year the festival is running across three weekends with three different showcase events, including: The Village Fete and Community Sports Day on the 10th of May, The Seething Freshwater Sardine Festival on the 4th of May, and Mini Moments Festival on the 17th of May.
- Surbiton Farmers’ Market: Held every month with around 26 different stalls from farmers and artisans providing locally sourced and grown fruit and vegetables to local bakery products and street food.
- Surbiton Festival: Taking place this year on 27th September, this event is full of live music, family friendly activities such as dance displays and face painting, there are many stalls with amazing food and drinks. It’s a great community event ran by volunteers.
Property Market in Surbiton
Surbiton’s property market is known for its range of housing stock, from elegant period homes, cottages, Victorian and Edwardian family homes, to 1930’s terraced properties, and modern semi-detached and detached homes. There is also an increasing number of luxury riverside apartments.
The town has undergone substantial regeneration in recent years, especially around the station and the riverside area, adding modern appeal to its historic and charming town.
Whether you’re looking to purchase your first home with your partner, rent a modern apartment near the riverside, or simply invest in property, Surbiton has plenty of long term and investment opportunities. With plenty of growth over the recent years, Surbiton has seen a bigger increase in families and renters alike taking advantage of the area’s wide green spaces, great schools, and proximity to the city. In the last five years there has been 998 new homes built across Surbiton, providing plenty of options to grow your property portfolio.
Average Property Prices in Surbiton
Over the past 12 months the average property sales price in Surbiton was £548,720, with the total value of sales reaching £717,877,753. 42% of sales over this period were flats, achieving an average price of £380,017, and houses were sold at an average of £713,358.
- Flats: £380,017.
- Terraced houses: £596,368.
- Semi-detached: £715,593
- Detached houses: £1,125,106.
Average Rent in Surbiton
The rental market in Surbiton remains strong and is driven by professionals commuting to London and families relocating for here for the excellent schools. Over the last 12 months the average rent in Surbiton was £1,676 per month, which is a –4% change on the previous 12 months.
81% of homes let in this period were flats, achieving an average rent of £1,529 per month, with houses achieving an average of £2,509 per month.
- Studio Flat: £1,196 per month.
- 1-bedroom flat: £1,409 per month.
- 2-bedroom flat: £1,657 per month.
- 2-bedroom house: £2,076 per month.
With demand outdoing local supply, particularly for larger family homes seeking green spaces and great schools, landlords can benefit from long-term tenancy stability and competitive rental values by investing here. If you’re considering investing in Surbiton, speak to our Surbiton property experts today.
Or, if you’re considering selling or letting property here, reach out to our local Surbiton Estate and Letting Agents branch for a free valuation, or to find your dream property today.
What Are Some Good Schools in Surbiton?
Surbiton is very popular with families, and this is down to its green spaces and proximity to some of the area’s best-rated schools. There are several primary schools such as:
- St Andrews and St Mark’s CofE Junior School rated ‘Outstanding’ by Ofsted.
- St Matthews CofE Primary School, a mixed school for children aged 5 to 11 with high praise by locals and Ofsted.
- Lime Tree Primary School, rated ‘good’ by Ofsted, also has a good reputation.
- Grand Avenue Primary and Nursery School, a ‘Good’ Ofsted rated school providing quality education from Nursery, Reception, Year 1 up to Year 6.
Private Schools in Surbiton
There are some great private education institutions in Surbiton for students aged 4 to 18. You can find some of these below:
- Canbury School, comprising of a senior school for students aged 11-16, and a sixth form for students aged 16-18.
- Kingston Grammar School, for children and pupils aged 10 to 16, providing high quality education. 85% of students received grades 9-7.
- Surbiton High School, with a record of academic achievement through Reception to Year 6 across Boy’s Prep, Girl’s Prep, Senior School and Sixth Form.
Other good schools in Surbiton include Hollyfield School and Sixth Form Centre, Coombe Boys School’, and Coombe Girls’ School, and The Kingston Academy.
Kingston University is close by with a range of undergraduate and postgraduate courses such as Mental Health Nursing, Aircraft Engineering, Business Management all the way to Accounting, Biology, Film Making and Forensic Science.
Living in Surbiton: How Does Surbiton Compare to Other Areas?
| Feature | Surbiton | Kingston Upon Thames | Thames Ditton | Tolworth |
| Green Spaces | Claremont Gardens, River Thames Walkes | Canbury Gardens, Bushy Park | Giggs Hill Green, Thames Path Walks | Alexandra Park, Fishponds |
| Average Property Price | £548,720 | £731,237 | £844,299 | £601,097 |
| Transport | Direct trains to Waterloo, Bus and car access | Trains to Waterloo, Bus and car routes | Trains from Thames Ditton station to London, limited bus routes | Trains to Waterloo, good bus network, and car access |
| Lifestyle | Leafy, green, riverside community, strong schools, village feel | Riverside town with strong shopping and nightlife | Traditional village atmosphere, quieter pace of life | Good community spirit, upcoming area, not as affluent |
Find Your Next Home in Surbiton
Whether you’re a landlord looking for your next investment, a family searching for space to grow, or a young professional wanting a faster commute without central London prices, then Surbiton should tick every box.
Get in touch with our Surbiton estate agents today and begin the journey to finding your dream property to buy, rent, or invest in. Call us on 020 3621 8371 for Lettings, or 020 3935 9918 for Lettings.
Or speak to our friendly local team today to arrange a free home valuation if you’re looking to sell your property in Surbiton.
