Leafy Kingston Upon Thames on the banks of the River Thames, is one of the UK’s leading retail centres and arguably one of the strongest High Street shopping destinations within the M25 outside of Central London. One of only 6 Royal boroughs in England and Wales, and boasting culture and history aplenty, Kingston has become a very desirable commuter suburb, due to its lively restaurant and leisure scene, excellent schools, green spaces, riverside dining, Ancient Market Place and shopping opportunities.
Kingston recently ranked 3rd in Newmark’s 2025 Vitality Ranking showing that Kingston performs well across the board.
The Population
- Kingston is in the top 5 London boroughs in terms of social grade ABC1 according to the approximated social grade calculated by the ONS following the census of 2021. Average gross disposable household income is £31,129, above both the UK figure of £22,789, and England’s at £23,338 (ONS).
- Average house price in Kingston was £589,000, above the average for London of £562,000, and far above the average for the UK of £270,000 (ONS July 2025).
- Kingston is very popular with families, with attainment rates higher than the national average,for example 70% of Kingston pupils achieved grades 5 or above in English and Maths GCSEs vs 55% of London pupils.
- The borough is also home to Kingston University, which has around 21,000 students and is particularly renowned for its Nursing, Fashion & Textiles and Design & Crafts courses. It has been named one of the top 60 institutions in the country in the latest Guardian University Guide league tables.
Transport
- Kingston has a strong range of options for travel and transport connections. Kingston is located close to the A3, M25 and M3. The regular train service to Waterloo takes 35 minutes, and 40 minutes to Victoria. There are more than 30 regular bus routes operating in Kingston. Heathrow airport is approximately 40 miles west, and Gatwick 17 miles south east, giving a diverse range of domestic and international flights.
Retail and Hospitality
- Kingston-upon-Thames is ranked as the third Top Retail centre in Newmark’s 2025 Vitality Ranking. It is the third largest shopping centre in greater London with an estimated 1.4 million sq ft of retail space.
- As well as household names like John Lewis, Fenwicks, Marks & Spencer and Next, Kingston has a wealth of luxury and high street brands, from Apple and Reiss to Boots and Primark, and quirky independents are also scattered throughout the town, from an award-winning record store to family-owned jewellers.
- Kingston also has an eclectic mix of restaurants, cafes and bars, including Browns, Franco Manca, Megans and popular independents like Poor Boys.
History, Arts and Culture
Kingston is known as the coronation site of as many as 7 Saxon Kings and the birthplace of England. Many relics remain from its rich history including London’s oldest bridge – Clattern Bridge, the Coronation Stone purportedly used in the coronation of Saxon Kings as well as a medieval bridge and undercroft.
With art and sculpture throughout the town centre, art galleries and the world class Rose Theatre, the arts are well represented in Kingston. It is also home to a lively music and performance scene, with big name performers visiting Banquet Records and Circuit.
Potential
With major development projects already underway (see below), Kingston has an even brighter future
- Due to start work in 2026 a co-living development on Fife Road will provide a co-living space, with 200 co-living rooms, co-working space and a public restaurant/bar
- County Hall was acquired by developers London Square in 2024, and will consist of 264 apartments. They are taking interest from this month with the first residents expected to move in from 2026.
- Situated at the end of Clarence Street, adjacent to Kingston station above existing commercial units, The Rex will feature 212 living units and expects to launch in November 2025.
- Eden Walk comprises 290,000 sq ft and is owned by British Land, although it is now up for sale. Planning permission has been obtained for a £400m redevelopment which will create 380 new homes, 35,000 sqft of office space, a cinema, an additional 28 retail units plus 12 restaurants and cafes.
- The new Eden Campus will open in 2026, and includes Unilever’s new global headquarters in one building and office space subletting of an additional 10 storey building, car parking and new landscaping. Phase 2 of the project will provide 115 new homes.
- Residents can look forward to state-of-the-art leisure and community facilities right in the heart of Kingston in 2027. The town’s new leisure complex includes 5-a-side rooftop football pitches, two swimming pools with spectator seating, a children’s splash deck and climbing wall, as well as flexible community spaces, a cafe and much more.
The BID
Kingston First Business Improvement District is a not-for-profit organisation, funded by and representing businesses in Kingston Town Centre, dedicated to creating a town where businesses can thrive and people want to be. We are democratically elected every 5 years, and have a Board comprised of representatives from different sectors in London.
- We are the leading voice for Kingston town centre businesses and organisations
- We listed and work in partnership with Kingston’s businesses to represent them at a local and national level, and provide services which save them money and give them insight into the town centre
- We work to create an attractive and welcoming town centre through events, activations and improvements to public spaces
- We manage a strong consumer facing brand – Kingston Upon Thames – that positions Kingston as a destination and promotes local businesses and what’s on offer in the town centre
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