Lower Kingswood’s story
2 listed buildings, 1 of them Grade I
Historic England lists them inside Lower Kingswood’s built-up area.
15% of its homes were built before 1919, against 15% in the typical UK town.
Explore the history →
Lower KingswoodSurrey
2,029 people live in this village in Surrey, South East. Secondary school results beat 97% of towns in England.
7 places within 12 milesMap →
Photo: John Hilton · CC BY-SA 2.0
Population
2,029
Census 2021 · Reigate and Banstead council
Median home
£543K
67 sales in 3 years
Median age
46.8
23% are 65+ · Surrey 19%
Degree level
28%
of residents 16+ · England 34%
Walk, cycle, bus
9%
of commuters · England 27%
Is Lower Kingswood a good place to live?
Where it does best is jobs & income: mean household income £69,957; 1.6% of 16 to 64s claim unemployment benefits. Prices are high against local incomes: a typical home costs £542,500 and rent runs £1,640 a month. It is hard to get around without a car (C−): 9% of commuters get to work on foot, by bike or by public transport. Natural hazards weigh less here than in most UK towns (A).
Figures: income, ONS · claimants, DWP · prices, HM Land Registry, the last three years · commuting, Census 2021 · flood risk, Environment Agency. Below 2,500 residents there is no overall grade, so Lower Kingswood has its subject grades alone.
What makes Lower Kingswood stand out
The 3 things Lower Kingswood does most differently from other towns.
Walk, cycle or public transport
Getting around
9% leave the car
of commuters walk, cycle or take public transport (England’s towns 27%)
Median sale, £ thousands
Housing
2 times the typical UK town’s £277K
Standard sales, September 2023 to August 2026.
Secondary results, towns in England
Schools
Secondary results beat 97%
of towns in England, on GCSE results (Attainment 8, English and maths)
Primary results beat 37%. Department for Education.
How Lower Kingswood grades
Each subject compared with the 2,160 UK towns with an overall grade (schools within England), ordered by how far Lower Kingswood is from typical. American towns are graded separately.
Below 2,500 residents there is no overall grade, so Lower Kingswood has its subject grades alone.
Jobs & incomeGraded on incomes, poverty and employmentA+Open →HealthLife expectancy 82.5 for men, 84.5 for womenAOpen →Hazard risk0% of homes at high or medium risk of flooding from rivers or the seaAOpen →Cost of livingMedian sale £542,500, 7.7 years of area incomeC−Open →WalkabilityAmong the hardest places to get around without a carC−Open →SafetyBetter than most of the towns comparedB+Open →SchoolsPrimary results beat 37% of towns in England; secondary results beat 97% of towns in EnglandB+Open →
Character Graded, but not part of the overall grade.
History2 listed buildings, 1 Grade IC−Open →Outdoors75% live within 400 m of a park; 22% of land within 5 km is National Park or National LandscapeAOpen →Civic life3 local charities per 1,000 residents; 0% live within 1 km of a libraryC+Open →
How TownRatings grades towns →
Nearby attractions
All attractions →Reigate Priory Museum and 11 more in and around Lower Kingswood
Museums, castles, gardens and days out in and near Lower Kingswood. Best known first.
Abbey or prioryReigate Priory Museum3.1 km outside town, to the south
CastleReigate Castle2.6 km outside town, to the south
FortReigate Fort1.3 km outside town, to the southeastPark or estatePark or estate · National TrustHeadley Heath4.3 km outside town, to the westAttractionAttractionBarons Cave2.7 km outside town, to the southMuseumMuseumThe Fire Brigades of Surrey2.5 km outside town, to the southeastPlaces: © OpenStreetMap contributors · Wikidata
Photos: each place’s Wikidata image, from Wikimedia Commons under the licence below (our copy, resized).
Photo credits (3)
- Reigate Priory Museum: Ian Capper, CC BY-SA 2.0, Wikimedia Commons
- Reigate Castle: Rjwilmsi, Public domain, Wikimedia Commons
- Reigate Fort: Ian Capper, CC BY-SA 2.0, Wikimedia Commons
The data
Data highlights are ordered by what stands out in Lower Kingswood.
Health
In Lower Kingswood, 85% say their health is good or very good
Men in Lower Kingswood can expect to live to 82.5, women to 84.5 (2019–23). There is no GP practice locally: the nearest is 1.9 miles off. 15% of residents in Lower Kingswood live with a disability.
85%good or very good healthAHealth Grade
General health, self-reported
Good or very good 85%Fair 11%Bad or very bad 4%
| Census 2021 | Lower Kingswood | Surrey | England |
|---|---|---|---|
| Good or very good health | 85% | 87% | 82% |
| Bad or very bad health | 4.2% | 3.3% | 5.2% |
| Disabled (Equality Act) | 15% | 14% | 17% |
82.5
life expectancy at birth, men (2019–23)
84.5
life expectancy at birth, women
ONS Census 2021, general health and disability · OHID Fingertips, life expectancy 2019–23 · OGL · A young population flatters these answers, which are not age-adjusted; the Health Grade instead uses measures that allow for age, such as life expectancy and early deaths.
SchoolsB+
Exam results at Lower Kingswood’s schools top 71% of towns in England
At the 4 primary schools within 3 km, 59% of pupils reach the expected standard in reading, writing and maths (three-year average). The one school in town appears below. Secondary results at the 2 secondary schools within 3 km: an Attainment 8 score of 57.9, with 67% at grade 5 or above in English and maths.
B+School Grade
| School | Level | Pupils | Letter |
|---|---|---|---|
| Kingswood Primary SchoolLargest primary schoolPrimary | Primary | 170 | B− |
Department for Education · GIAS, Key Stage 2 and GCSE resultsThe Schools page →
HousingCost of living grade C−
Most households in Lower Kingswood own their home: 84%, more than in Surrey’s towns and across England’s towns
Private tenants account for 9% of households. 6% live in social housing, below Surrey’s towns (12%) and England’s towns (18%) alike. Half of the 67 standard sales inside Lower Kingswood’s built-up area from September 2023 to August 2026 went for more than £542,500.
£543Kmedian sale
Median sale price · Sep 2023 to Aug 2026
Lower Kingswood£543K
Typical UK town£277K
| By type | Median | Sales |
|---|---|---|
| Detached | £1,072,500 | 24 |
| Semi-detached | £546,250 | 22 |
| Terraced | £475,000 | 7 |
| Flat or maisonette | £325,000 | 14 |
84%
of households own their home · England 61%
9%
rent privately · England 21%
£1,640
average private rent a month, Reigate and Banstead council area
£2,556
council tax, Band D, 2026–27
HM Land Registry Price Paid · ONS private rents · MHCLG / Welsh Government council tax · ONS Census 2021 tenure · OGL
Work & commuteJobs & income grade A+
More commuters in Lower Kingswood drive than in Surrey’s towns or England’s towns: 86%
The Census was taken on 21 March 2021, in lockdown, so 36% of workers were mainly at home; shares here are of those who travelled.
26% of commuters travelled under 5 km, below both Surrey’s towns (40%) and England’s towns (45%). Jobs per working resident: 1.7. After the car, the train came next, for 3% of commuters.
9%walk, cycle or ride
How commuters got to work · March 2021
Driving86%
Train3%
On foot3%
Bus1%
Underground, tram1%
Bicycle1%
26%
of commuters travel under 5 km · England 45%
36%
worked mainly from home in March 2021
£70K
mean household income, before tax
1.6%
of 16 to 64s claim unemployment benefits (2026)
C−
Walkability: more walkable than 20% of UK towns
ONS Census 2021, method of travel and distance to work · ONS small-area income · DWP claimant count · OGL
History
Among Lower Kingswood’s 2 listed buildings: the Church of Jesus Christ and the Wisdom of God, Grade I
The heritage lists give each building’s grade but not its age, so we don’t say which is oldest.
Lower Kingswood’s listed buildings include the Church of Jesus Christ and the Wisdom of God, Grade I. Relative to its size, Lower Kingswood keeps 10 listed buildings per 10,000 residents, below both Surrey’s towns (31) and England’s towns (39). Also worth knowing: the pre-1919 share of homes is 15%.
2listed buildingsC−History Grade
Listed buildings by grade · Historic England
Grade I1
Grade II*0
Grade II1
Among them · Grade I
0
scheduled monuments
0
registered parks and gardens
15%
of homes built before 1919 · typical UK town 15%
10
listed buildings per 10,000 residents · typical UK town 24
Historic England list, October 2026 · Valuation Office Agency, homes by build period · OGL
Safety
Burglary and damage are rarer in Lower Kingswood than in Surrey’s towns or across England’s towns: 7.7 per 1,000 residents a year
Violence and sexual offences made up nearly a quarter of the total. A year of reports to August 2026 adds up to 88 offences in Lower Kingswood and 13 cases of nuisance behaviour. Violent crime ran at 16.8 per 1,000 residents a year, below Surrey’s towns (19.4) and England’s towns (22) alike.
16.8violent and sexual offences per 1,000 a yearB+Safety Grade
Compared with UK towns its sizeLess crime per resident than 52% of the 1,541 UK towns of 1,000 to 2,500 people: about the middle for its size. Context only, not part of the grade.
Reports by type · Sep 2025 to Aug 2026
Violence & sexual21
Other theft18
Damage & arson12
Public order10
Shoplifting9
Drugs7
Vehicle crime5
Burglary3
Anti-social13
Not gradedAnti-social behaviour, shoplifting and other theft are shown but left out of the Safety Grade, which counts violence and crimes against homes and vehicles per resident.
16.8
violent and sexual offences per 1,000 residents a year, averaged Sep 2023 to Aug 2026
7.7
burglary, vehicle crime and damage per 1,000 a year, averaged Sep 2023 to Aug 2026
7.1
anti-social behaviour reports per 1,000 (not graded)
88
crimes recorded in the 12 months to August 2026
data.police.uk street-level crime · points inside the ONS built-up-area boundary · OGL · The police category of violence and sexual offences includes harassment and stalking.
Who lives here
Degrees are less common in Lower Kingswood than in Surrey’s towns or across England’s towns: 28% of adults
9.2% of the population is aged 15 to 24, below both Surrey’s towns (11%) and England’s towns (12%). Retirement age and beyond: 23% of residents are 65 or older. At 46.8, the median resident of Lower Kingswood sits in the middle of the age range.
46.8median age
Lower KingswoodSurreyEngland
Ages · share of residents
23%
Qualifications · residents 16 and older
No qualifications18%
Apprenticeship6%
A levels or similar18%
Degree level28%
Women and men · all residents
52% women, 48% men
About 94 men for every 100 women. Across England, 51% of residents are women. Women live longer than men, so towns with many older residents have more women.
| Lower Kingswood | Surrey | England | |
|---|---|---|---|
| Under 15 | 17% | 18% | 18% |
| 15–24 | 9.2% | 11% | 12% |
| 25–44 | 21% | 25% | 27% |
| 45–64 | 29% | 27% | 25% |
| 65+ | 23% | 19% | 18% |
| No qualifications | 18% | 13% | 18% |
| Apprenticeship | 5.7% | 4.2% | 5.3% |
| A levels or similar | 18% | 17% | 17% |
| Degree level | 28% | 42% | 34% |
ONS Census 2021 · Surrey and England: all residents of their built-up areas · OGL
Keep exploring
Everything we know about Lower Kingswood
14pages on Lower Kingswood
The big questions
SafetyB+16.8 violent and sexual offences per 1,000 residents a year, averaged Sep 2023 to Aug 2026Cost of livingC−Median home £543K · rent £1,640 a monthHousing22 sold in 12 months · busiest street Green LaneSchoolsB+1 state schoolHealthALife expectancy 82.5 (men), 84.5 (women)Work & commuteA+56% of working residents work in the townFlood & hazardsA0% of homes at high or medium flood risk
Out and about
Lower Kingswood’s neighbours
The nearest built-up areas, from ONS’s 2022 boundaries. See them on the map →
KingswoodReigateTadworth and Epsom DownsSouth MersthamHooleyRedhillLangley ValeLower Kingswood
How the neighbours grade
| Town | People | Miles | Overall | Cost | Safety | Health |
|---|---|---|---|---|---|---|
| Lower Kingswood | 2,029 | — | — | C− | B+ | A |
| Kingswood | 3,757 | 1.4 | A | D | A− | A |
| Reigate | 23,774 | 2.6 | A | C− | B | A− |
| Tadworth and Epsom Downs | 27,095 | 2.8 | A− | C− | C+ | A− |
| South Merstham | 9,953 | 2.9 | B− | C+ | C− | C |
| Hooley | 1,010 | 2.9 | — | C | C− | A− |
| Redhill | 32,516 | 3.1 | B+ | C+ | C− | B |
| Langley Vale | 1,515 | 3.3 | — | C− | A− | A |
Hooley and Langley Vale have fewer than 2,500 residents, so they get subject grades but no overall grade. People: Census 2021. Miles: centre to centre.
Questions about Lower Kingswood
Is Lower Kingswood expensive to live in?
Homes cost more than in most UK towns: the median sale over three years was £542,500, against £277,000 in the typical UK town. By type: flats £325,000, terraced houses £475,000, semi-detached houses £546,250 and detached houses £1,072,500.
Does Lower Kingswood flood?
Surface water isn’t included. Check a specific address on GOV.UK’s flood risk service.
How much is council tax in Lower Kingswood?
Band D council tax in Lower Kingswood is £2,556 for 2026–27, more than in 77% of UK towns (council, county, police and fire). Your own bill depends on your home’s band; check it on GOV.UK.
About Lower Kingswood
Village in Surrey, England
Lower Kingswood is a built-up area of 2,029 people, in the Reigate and Banstead council area. TownRatings uses ONS’s 2022 built-up areas as towns: the physical town, as people mean the word, rather than a council district, so its figures cover the town itself.
Built from ONS geography and Census 2021
- Population
- 2,029 (Census 2021)
- Council
- Reigate and Banstead
- County
- Surrey
- Region
- South East
- Area
- 0.2 sq mi (0.6 km²)
- ONS code
- E63005495
Sources: ONS Census 2021, output areas summed to the ONS 2022 built-up area · HM Land Registry Price Paid (standard sales, September 2023 to August 2026) · ONS Price Index of Private Rents (August 2026, by council) · MHCLG and Welsh Government council tax, Band D 2026–27 (with parish precepts in England) · data.police.uk street-level crime, 36 months to August 2026, points inside the built-up-area boundary · ONS small-area life expectancy and healthy life expectancy, 2019 to 2023 (England and Wales), OHID Fingertips small-area indicators (England) and Census 2021 health, adjusted for age · ONS small-area income estimates (financial year ending 2023) · DWP claimant count via Nomis (January to August 2026) · Historic England, National Heritage List for England (listed buildings, scheduled monuments, registered parks and gardens, battlefields, World Heritage Sites), October 2026, inside the ONS 2022 built-up-area boundary · Valuation Office Agency, Council Tax: stock of properties by build period (31 March 2025) · TownRatings grades: our own summary of the data, ranked against UK towns only. All under the Open Government Licence v3.0.
Contains public sector information licensed under the Open Government Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. Contains OS data © Crown copyright and database right 2026 (ONS boundaries). Northern Ireland: Source: NISRA; contains Land & Property Services data and Ordnance Survey of Northern Ireland information, © Crown copyright, licensed under the Open Government Licence v3.0. Scotland: contains National Records of Scotland data, Registers of Scotland data and SEPA data, © Crown copyright / © SEPA 2025, licensed under the Open Government Licence v3.0.