You’ve seen the gas holders. If you’ve ever watched a Test match at the Kia Oval or just sat stuck in traffic on Kennington Park Road, those skeletal iron structures are impossible to miss. They loom over the cricket ground like Victorian sentinels. But for a long time, the question of who live at the oval wasn't really about people. It was about cricketers, groundstaff, and the occasional pigeon.
Things changed.
The area around the Kennington Oval—traditionally a mix of gritty South London charm and sprawling social housing—has undergone a massive residential pivot. When people ask who's actually living there now, they aren't just talking about the Surrey County Cricket Club players. They're talking about a new wave of professionals, international investors, and design nerds moving into the literal footprint of the stadium's shadows. Specifically, the Berkeley Group’s "Oval Village" has turned a former gasworks site into a massive residential hub.
It's a weird vibe. You’re living in a place where your morning coffee might be interrupted by the roar of 25,000 people because someone hit a six.
The Shift From Industrial Hub to Luxury Living
Historically, the land surrounding the Oval was industrial. Tough. Functional. It was defined by the Phoenix Gas Light & Coke Company. For over a century, the idea of "living at the Oval" meant finding a Victorian terrace in the surrounding streets or a flat in one of the local estates like the Duchy of Cornwall.
Then came the redevelopment of the gasworks.
This isn't just one building. It's a sprawling complex. The people moving into the Oval Village—the most prominent answer to who lives here—are a specific demographic. Think young city workers. We’re talking about people who work in the City or Westminster (which is barely two miles away) but want that "village" feel that Kennington somehow manages to retain despite the heavy traffic.
The residents are mostly mid-career professionals. There's a high concentration of tech workers and finance types who utilize the Northern and Victoria lines. It’s convenient. It’s also flashy. If you're living in the Phoenix or Willow buildings, you’re likely paying a premium for the gym, the private cinema, and that 24-hour concierge service that feels very "New York" in the middle of SE11.
Who Actually Buys These Flats?
Let's get real about the money.
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The buyers at the Oval Village aren't just local Londoners. A significant chunk of the residents are international. London real estate remains a safe haven for global capital, and a project with "The Oval" in its name has instant brand recognition in places like India, Australia, and South Africa. You know, cricket-loving nations.
But it’s not just absentee landlords.
There's a surprisingly high number of owner-occupiers. I’ve spoken to people there who moved from Clapham or Balham because they wanted something "new build" but didn't want the sterile feel of Nine Elms. Nine Elms—just down the road—is often criticized for being a "ghost town" of empty luxury towers. The Oval feels different. It’s rooted in an existing community. You have the Kennington Park right there. You have the historic pubs like The Hanover Arms or the Fentiman Arms.
The people who live at the oval are often those who value the heritage of the area but want a dishwasher that actually works and floor-to-ceiling windows. It’s a trade-off. You lose the character of a creaky Victorian floorboard, but you gain a balcony that looks directly into one of the most famous sporting arenas on Earth.
The "Cricket View" Premium
There is a very specific subset of residents here: the Cricket Obsessives.
Some of the apartments in the higher tiers of the new developments—and even the older blocks along Harleyford Road—offer a "sliver" of a view of the pitch. Now, if you want a full, unobstructed view, you’re usually looking at the commercial boxes or very specific penthouse units.
Living here during a match day is an experience.
You don't just "live" there; you survive the logistics. The streets get cordoned off. The noise is visceral. The residents who stay long-term are the ones who find the sound of leather on willow therapeutic rather than annoying. Honestly, if you hate crowds, this is the worst place in London to live. But for the residents, there's a pride in it. They aren't just living in a postcode; they’re living in a landmark.
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Breaking Down the Demographics
- The Commuters: Professionals using the 15-minute commute to Bank or Waterloo.
- The Down-sizers: Older couples who sold a larger house in the suburbs to have a "pied-à-terre" near the action.
- The Students: Specifically, well-off international students attending King’s College London or LSE, given the proximity.
- The Creatives: Kennington has a long history of artists, and the newer developments are trying (with varying success) to court them with "maker spaces."
The Neighborhood Context: Beyond the Stadium Walls
You can’t talk about who live at the oval without talking about the Duchy of Cornwall.
A lot of the land in Kennington is actually owned by the Duchy of Cornwall (Prince William’s estate). This means the area has a very different architectural feel compared to the rest of South London. It’s manicured. It’s got that "Poundbury-lite" aesthetic in certain pockets.
The residents of the Duchy flats are often long-term renters. It's a stable community. You see a lot of civil servants and people working in the arts who have been there for decades. This creates a fascinating tension. On one side of the street, you have someone who has lived in a Duchy-managed terrace since 1992. On the other, you have a 26-year-old software engineer who just moved into a sleek studio in the Oval Village.
Somehow, it works.
Kennington Cross is the heart of it. It’s where these two worlds meet over overpriced sourdough at Sally White or a pint at the Royal Oak. The "Oval lifestyle" isn't just about the stadium; it's about this weird, leafy, quiet pocket that sits right on the edge of the chaos of Vauxhall.
The Reality of the "New" Oval Resident
Is it all luxury? Not exactly.
The planning permissions for these massive developments usually mandate a percentage of "affordable" housing. This means that the people who live at the oval are more diverse than the marketing brochures suggest. You have shared-ownership residents—young teachers, nurses, and public sector workers—who have managed to get a foothold in Zone 2 through these schemes.
This mix is what keeps the area from becoming a sterile investment zone.
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The impact of the new residents on local infrastructure is a hot topic. The Kennington Tube station had to be upgraded (partly thanks to the Northern Line Extension), and the local gyms and cafes are constantly packed. But if you walk through the Oval Village courtyards on a Tuesday morning, it’s quiet. Most people are at their desks in the City.
Environmental and Architectural Nuance
The gas holders I mentioned earlier? They’re a huge part of why people want to live here.
One of the gas holders (Gas Holder No. 1) is a Grade II listed structure. Instead of tearing it down, the redevelopment has worked around it. It’s a stunning piece of Victorian engineering. Living in the shadow of that ironwork gives the residents a sense of place that you don't get in a generic glass box in Canary Wharf.
Architectural firm Rolfe Judd, who handled a lot of the design work, had to balance the industrial history with modern residential needs. The result is a lot of brickwork. It feels heavy and permanent. It feels like London.
What You Need to Know Before Moving to the Oval
If you’re thinking about joining the ranks of those who live at the oval, you need to be honest about a few things.
First, the wind. Because of the open space of the cricket ground and the way the new buildings are clustered, it can get incredibly gusty. Second, the "Match Day" factor. You will have people peeing behind your bins. You will have thousands of people singing "Sweet Caroline" at 6:00 PM on a Friday. You will find it impossible to get a seat at the local pub.
But you also get to live in a place with a soul.
Kennington Park is one of the most underrated green spaces in the city. It has a flower garden that is genuinely world-class. It has a history of political protest (the Chartists met here in 1848). The people who live here—whether they are in the multimillion-pound penthouses or the social housing blocks—share that space.
Actionable Insights for Prospective Residents
If you are looking to rent or buy in the area, or if you're just curious about the neighborhood's trajectory, keep these points in mind:
- Check the "Line of Sight": If you’re buying specifically for the cricket, verify the view in person. Many "Oval view" claims are generous interpretations of reality.
- Transport Strategy: Don't just rely on Kennington (Northern Line). Oval station is often less crowded for southbound travel, and the bus links from Vauxhall are some of the best in London.
- The Duchy Factor: If you prefer traditional architecture, look for Duchy of Cornwall properties. They are rarely for sale but occasionally come up for rent and offer a very different living experience than the new-build clusters.
- The "Second-Hand" New Build: As the first phases of the Oval Village settle, keep an eye on "re-sales." You can often find better value from the first wave of investors who are looking to exit than you can buying "off-plan" from the developer.
- Community Engagement: Join the Kennington Association. It’s one of the most active local groups in London and will give you the real "dirt" on what's happening with local planning and security that you won't find on a real estate site.
Living at the Oval isn't just about the sport. It's about a specific London intersection—where history, massive industrial bones, and modern luxury collide. The people who live there are a microcosm of the city's current state: a mix of global wealth and local grit, all watching the same game.