Coombe Vale · Kingston upon Thames · Kingston and Surbiton constituency · 51.40942, -0.27766

KT1 3SD— Coombe Vale, Kingston upon Thames

Location and area intelligence for KT1 3SD, Coombe Vale, Kingston upon Thames

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 33/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
64
Safety
84
Schools
90
Transport
33
Environment
57
Investment
39

The bottom line

KT1 3SD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 50 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

KT1 3SD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+2.4% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for KT1 3SD

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How KT1 3SD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

King's Oak Primary School

Not yet inspected · 7 min walk

KS2: 104.0

★★

Secondary

Coombe Girls' School

Good · Inspected May 2024 · 13 min walk

P8: +0.73A8: 58.1

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 31 min walk

5 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

49.6 incidents per 1,000 residents

Better than 63% of London
→ Stable

-15% vs borough

Crime by type

Violence & sexual offences38%
Other24%
Anti-social behaviour20%
Vehicle crime6%
Burglary6%
Theft3%
Drug offences1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Surbiton Fire Station · 2.4km

Crime is 24% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

KT1 district median

£495,000

Based on 129 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£6,971/m²
Price per ft²£648/ft²
Avg floor area100.1 m²

EPC breakdown

C
5%
D
9%
E
3%
F
1%
G
1%

Based on 19 properties · Confidence: medium

Street mix

Semi 61%Terraced 30%Detached 9%

LHA rates — Outer South West London

Shared room£592/mo
1 bedroom£1200/mo
2 bedrooms£1495/mo
3 bedrooms£1800/mo
4 bedrooms£2550/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£250,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,583
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6%

Total change

+516%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.0%

per year

Acceleration

-23.87

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £700k+ · 43 sales

Property Type Mix

Total: 43 sales

Detached9.3%
Semi-detached60.5%
Terraced30.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£114k£268k+134.6%2.2
Post-dot-com plateau2001–2004£225k£269k+19.3%3.3
Pre-crash peak2005–2007£340k£395k+16.2%2.3
GFC & correction2008–2012£355k£420k+18.3%1
Help-to-Buy recovery2014–2016£617k£830k+34.6%1.3
Brexit uncertainty2018–2019£565k£623k+10.2%1.5
Pandemic surge2020–2021£740k£650k-12.2%1
Rate-rise correction2022–2023£690k£685k-0.7%1
Current market2024–2026£780k£702k-10%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-1.2% alpha

Semi-detached-1.2% α
Local
10.1%
District
11.3%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Norbiton→ Waterloo· 6 tph
31 min

Nearby stations

NorbitonNational Rail
7 min walk
Dundonald Road Tram StopTram
62 min walk
Wimbledon Underground StationDistrict
64 min walk
Wimbledon Tram StopTram
65 min walk
Merton Park Tram StopTram
67 min walk
No bus stops within 400m

17

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria56 min ↑
Waterloo ★50 min
Canary Wharf70 min ↑
City59 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park552m
Santander docks (800m)0
Nearest cycle dock5.5 km

Nearby car parks

🅿️
Norbiton Rail Car Park
578m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G55%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.4 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 49%
Less green space than 84% of London

Nearest SSSI: Richmond Park SSSI — 3.6 km

Energy

Solar: 855 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 3

Landslide susceptibility: Medium

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,570 hrs/yr

Sunshine

577 mm/yr

Rainfall

23.3°C

Summer avg

2.9°C

Winter avg

Solar yield854.6 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

SELDOC HEALTHCARE

HANOVER HOUSE, 76 COOMBE ROAD, KT2 7AZ

6 min walk

4

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 693 m
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

1

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

20

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Black Horse (803 m)

Nearest supermarketM&S Food · 1.7 km
14 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
576 licensed premises in borough215 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby shops

Tesco Express249 m
Coombe Food & Wine276 m
Spar453 m
Sainsbury's Local528 m

Nearby cafes

Fat Boys456 m
Nev’s Coffee573 m
Costa630 m
Crave717 m

Nearby restaurants

KingFish285 m
Charcoal Grill581 m
Momtaz704 m
Fish! Kitchen722 m

Nearby pubs

The Black Horse803 m
The Albert878 m

Nearby gyms

Kingsmeadow Fitness & Athletics Centre640 m
Park Tennis Kingston696 m
Coombe Wood Lawn Tennis Club727 m

Nearby health

Triangle Dental Clinic269 m
SNS Dental Practice455 m
Kingston Smile Studio488 m
Hanover House533 m
Food hygiene (5-star)70% of 33

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
95

High street

A

High street health

Registered businesses

BINGO’S KITCHEN LTD
HARTEDGE LIMITED
K SQUARED ENGINEERING LTD
L MEDIA CORPORATE LIMITED
LAVONA HOLDINGS LIMITED

+5 more

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,500London avg: £1,950/mo
Gross yield
3.6% (average)London avg: 3.8%Above average yield
Gentrification score21/100
Right-to-buy sales (5yr)Owner-occupier growth signal95
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

57.7

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,635m
Crossrail 2 route5,137m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,637 nationally

1,591

Est. population

6,981/km²

62%

Employed

63%

Degree educated

£43,000

Median income

2.6%

Claimant rate

SuburbanMedium densityOwner occupiers / families

53

Community stability

Age profile

24%
17%
20%
22%
16%
Under 1824%
18–3418%
35–4920%
50–6422%
65+17%

Tenure

37%
38%
24%
Own outright37%
Own (mortgage)38%
Private rent24%
Social rent1%
Shared ownership0%

Ethnicity

40%
14%
31%
White British40%
White Other14%
Asian31%
Black3%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine11%
No car household21%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent24%
Social rent1%

vs. London

Income vs London+2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Local approval rate
80%
Borough approval rate
62%
Opportunity area
No
CIL rate (residential)
£165/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
328
Largest scheme
297 homes · 229-255 And 277-279 Kingston Road New Malden KT3 3SW, 235, 253, Kingston Road, KT3 3SW
Pipeline pressure
NONE

Named schemes (500m)

2-6, 2-6, GLOUCESTER ROAD, KT1 3SJ29 homes
completed
1-35, 1-35, Waters Square, KT1 3LD20 homes
completed
13 (Kincross), 13 (Kincross), Coombe Lane West, KT2 7EW8 homes
completed
11-14, 11-14, The Triangle, Kingston upon Thames, KT1 3RT6 homes
completed
51, 51, HOMERSHAM ROAD, KINGSTON UPON THAMES, KT1 3PL4 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
15.9%
Election year
2026
MP
Ed Davey (Liberal Democrat)
MP majority
17,235
Constituency
Kingston and Surbiton

Councillors

Kim Natasha BaileyLib Dems
Brian Maxwell AustenLib Dems
Andrew SillettLib Dems

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Compare Kingston upon Thames with nearby boroughs:

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Key facts for KT1 3SD

Full postcodeKT1 3SD
Postcode districtKT1
BoroughLondon Borough of Kingston upon Thames
WardCoombe Vale
Latitude51.409421
Longitude-0.277664
Parliamentary constituencyKingston and Surbiton
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey