KT2 7BL has a very high crime rate (242.7 incidents per 1,000 residents). Crime levels are stable. It is in the Kingston upon Thames borough.

What are property prices in KT2 7BL?

The median property price in KT2 7BL is £290k. Prices changed +14.5% in the past year. For a detailed breakdown by property type and price history, see the property section on LondonIQ.

How good is transport in KT2 7BL?

KT2 7BL has a PTAL (Public Transport Accessibility Level) of 3, on a scale of 1a (lowest) to 6b (highest). There are 0 bus routes serving the area.

What are the schools like near KT2 7BL?

The nearest primary school to KT2 7BL is St Paul's CofE Primary School, Kingston Hill rated Not yet inspected by Ofsted. The nearest secondary school is Tiffin School (Ofsted: Good). LondonIQ shows Ofsted ratings and exam scores for all nearby schools.

What is the liveability score for KT2 7BL?

KT2 7BL has a liveability score of 59/100, placing it in the top 71% of London postcodes. The score combines safety, transport, schools, environment, and amenities data.

KT2 7BL Postcode — Crime Rate, Schools & House Prices

Deep-dive guides for KT2 7BL

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

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At a glance

📍KT2 7BL is in Coombe Hill, Kingston upon Thames — exceptional school provision — 100% Good or Outstanding.
🏠Property prices average £290k (median). Crime is 273% above the London average.
👤Best for: Investors · Less ideal for: Families, Car-free commuters

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Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 3 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£290,000

Median sale price

+14.5%

This year

Flat

Dominant type

Price history

5-year change

+73.1%

Sales (24 months)3

New build0.0%

Avg flat£290,000

Price per m²£5,709/m²

Avg floor area50.8 m²

EPC breakdown

21%

20%

Based on 52 properties · Confidence: high

Street mix

Terraced 2%Flat 79%Other 20%

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

Stamp duty

Standard buyer£2,000

First-time buyerFTB

£0

Additional propertyBTL/2nd

£10,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%

5-year fixed4.32%

SVR7.25%

Bank of England (monthly average)

Affordability

5.5×

Price-to-income

£1,451/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr

Heat pump suitableYes

EPC upgrade costMedium

Rebuild cost estimate£127,000

Rebuild cost per m²£2,500/m²

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

Construction era1967-1975

WallsCavity wall, as built, no insulation (assumed)

Heating fuelelectricity (not community)

GlazingFully double glazed

Council tax band Band CAnnual charge £1,878

Price growth potentialModerate

Stamp Duty & Affordability Calculator

Stamp duty on median price (£290,000)

£2,000

Standard buyer

£0

First-time buyer

Save £2,000

Affordability check — your annual salary

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Investment

Rental yield, rent and gentrification

Investment score

Strong

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

Avg monthly rent£1,500

Gross yield6.21% (high)

Gentrification score39/100

Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

Moderate

Price growth potential

Medium

Development pressure

Low

New supply risk

Safety

17 Apr

Crime rates and local incidents

VERY HIGH CRIME

242.7 incidents per 1,000 residents

→ Stable

+369% vs borough

Crime by type

Other110

Violence & sexual offences99

Anti-social behaviour95

Vehicle crime23

Burglary16

Drug offences12

Theft5

Robbery4

Road safety

100

Road safety score

Accidents (5yr)

Crime is +173% above London average

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Transport

1 May

Public transport accessibility and links

PTAL 3

Moderate

🚂

Norbiton→ Waterloo· 6 tph

31 min

Nearby stations

🚂

NorbitonNational Rail

4 min walk

🚃

Dundonald Road Tram StopTram

63 min walk

🚇

Wimbledon Underground StationDistrict

65 min walk

🚃

Wimbledon Tram StopTram

65 min walk

🚃

Merton Park Tram StopTram

69 min walk

🚌No bus stops within 400m

Walkability score

Footpaths (500m)

Santander docks (800m)

Central London commute times

64 min

London Bridge

61 min

Victoria

49 min

Waterloo ★

71 min

Canary Wharf

72 min

City

Source: TfL Journey Planner (sector-level)

Location

Schools

18 Apr

Nearest schools and Ofsted ratings

Education score

Excellent for families

★ Top school within 1km

—

Primary

St Paul's CofE Primary School, Kingston Hill

Not yet inspected · 7 min walk

KS2: 107.9

★★

Secondary

Tiffin School

Good · 14 min walk

P8: +0.86A8: 79.2

100% of local schools rated Good or Outstanding

Childcare

Surbiton Hill Nursery School

Not inspected · 36 min walk

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

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW

Low

Surface waterNONE

No assessed surface water flood risk

Air qualityLOW

NO₂: 32.0 µg/m³ · PM2.5: 9.0 µg/m³

NoiseLOW

none

Radon riskLOW

0.5% of local properties affected

ULEZ zone · £12.50/dayCCZ: 13.2 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 13%

Nearest SSSI: Richmond Park SSSI — 3.1 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

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Health

GP, dental and hospital access

SELDOC HEALTHCARE

HANOVER HOUSE, 76 COOMBE ROAD, KT2 7AZ

3 min walk

GPs within 1km

Dentists within 1km

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 180 m

A&E 4hr targetNHS target: 95%56.5%

Demographics

22 Apr

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Rank: 19,399 nationally

1,373

Est. population

7,358/km²

59%

Employed

57%

Degree educated

£52,900

Median income

3.3%

Claimant rate

Inner cityHigh densityYoung professionals

Community stability

Age profile

Under 1821%

18–3426%

35–4922%

50–6412%

65+19%

Tenure

Own outright18%

Own (mortgage)15%

Private rent52%

Social rent15%

Shared ownership0%

Rent free0%

Ethnicity

White British37%

White Other15%

Asian28%

Black4%

Mixed6%

Other10%

Employment & lifestyle

Managerial / professional48%

Routine / semi-routine15%

No car household47%

Unemployed4%

No qualifications12%

Housing tenure (Census 2021)

Private rent 52%Social rent 15%

vs. London

Income vs London+26.0%

Price vs London-44.2%

Politics

Local councillors and MP

Ward majorityConservative

Ward majority vote19.0%

Election year2026

MPSarah Olney (Liberal Democrat)

MP majority17,155

ConstituencyRichmond Park

Councillors

Rowena BassConservative

Ian GeorgeConservative

Amenities

Shops, restaurants, parks and more

Parks (1km)

Restaurants (800m)

Cafes (800m)

Pubs (400m)

Pharmacies (800m)

Gyms (1km)

Sports (1km)

Convenience

Nearest supermarketAldi · 1.5 km

11 tennis courts10 swimming pools1 sports halls

Libraries (1km)

Cinemas (2km)

778m

Post office

Nearby shops

Sainsbury's Local288 m

Coombe Express541 m

Jeffries545 m

Tesco Express738 m

Nearby cafes

Costa101 m

Nev’s Coffee338 m

Sandwich Shop526 m

Park Brew & Kitchen773 m

Nearby restaurants

Papa John's450 m

Domino's453 m

New Devi Tandoori459 m

Rozana464 m

Nearby pubs

The Albert348 m

The Black Horse487 m

The Norbiton610 m

The Park Tavern781 m

Nearby gyms

Coombe Wood Lawn Tennis Club206 m

Kingsmeadow Fitness & Athletics Centre1.0 km

Nearby health

Kingston Hospital188 m

Hanover House281 m

Kingston Hill Dental Practice451 m

Kingston Satellite Dialysis Unit473 m

Food hygiene (5-star)59% of 39

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Compare Kingston upon Thames with nearby boroughs:

Kingston upon Thames vs Merton Kingston upon Thames vs Richmond Upon Thames Kingston upon Thames vs Sutton

Frequently asked questions

Trusted official data sources

Office for

National Statistics

LONDONDATASTORE

Ofsted

HM LAND

REGISTRY

Environment

Agency

DATA.POLICE.UK

GOV.UK

Transport

for London

NHS

Digital

Companies

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Royal

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Met

Office

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KT2 7BL

At a glance

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