Coombe Hill · Kingston upon Thames · Richmond Park constituency · 51.41541, -0.28044

KT2 7BT— Coombe Hill, Kingston upon Thames

Location and area intelligence for KT2 7BT, Coombe Hill, Kingston upon Thames

The family fortress

 

Schools 100%Safety 80/100Transport 42/100Yield 3.91%

Best for: Families

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Strong for families — high safety and school scores

Liveability
61
Safety
80
Schools
90
Transport
42
Environment
67
Investment
63

The bottom line

KT2 7BT offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 46 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

KT2 7BT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+26.0% vs London avg
vs London crime+9.0% vs London avg

Deep-dive guides for KT2 7BT

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How KT2 7BT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Paul's CofE Primary School, Kingston Hill

Not yet inspected · 6 min walk

KS2: 107.9

★★

Secondary

Tiffin School

Good · Inspected May 2022 · 14 min walk

P8: +0.86A8: 79.2

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 37 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

70.7 incidents per 1,000 residents

Higher crime than 54% of London
→ Stable

+20% vs borough

Crime by type

Other34%
Violence & sexual offences29%
Vehicle crime9%
Burglary9%
Anti-social behaviour8%
Theft6%
Drug offences3%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Surbiton Fire Station · 2.9km

Crime is +9% above London average

Property

Prices, sales volume and market trends

Avg floor area81.6 m²

EPC breakdown

B
1%
C
10%
D
1%

Based on 12 properties · Confidence: medium

Street mix

Detached 7%Flat 93%

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

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£204,000
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,878
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2020 · CAGR

+6.1%

Total change

+287%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.0%

per year

Acceleration

-18.92

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 15 sales

Property Type Mix

Total: 15 sales

Detached6.7%
Flat/maisonette93.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£91k£158k+74.3%1.7
Post-dot-com plateau2001–2003£168k£198k+17.9%2
Pre-crash peak2005–2007£205k£250k+22%1
GFC & correction2010–2010£330k£330k+0%1
Help-to-Buy recovery2015–2015£373k£373k+0%2
Pandemic surge2020–2020£350k£350k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.8% alpha

Flat/maisonette-0.8% α
Local
5.9%
District
6.7%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Norbiton→ Waterloo· 6 tph
31 min

Nearby stations

NorbitonNational Rail
5 min walk
Dundonald Road Tram StopTram
63 min walk
Wimbledon Underground StationDistrict
65 min walk
Wimbledon Tram StopTram
65 min walk
Richmond (London) Rail StationSouth Western Railway · Mildmay
69 min walk
No bus stops within 400m

16

Walkability score

42

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge56 min ↑
Victoria51 min ↑
Waterloo ★46 min
Canary Wharf66 min ↑
City54 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park235m
Santander docks (800m)0
Nearest cycle dock5.4 km

Nearby car parks

🅿️
Norbiton Rail Car Park
407m
🅿️
Kingston Gate Car Park
780m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 13.1 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 10%
More green space than 89% of London

Nearest SSSI: Richmond Park SSSI — 3.0 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): 4

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

FAIRHILL MEDICAL PRACTICE

81 KINGSTON HILL, KT2 7PX

3 min walk

63%

Recommend GP

63%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 165 m
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

6

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

21

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Albert (264 m)

Nearest supermarketOseyo · 1.5 km
10 tennis courts10 swimming pools1 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)

689m

Post office

Nearby shops

Sainsbury's Local384 m
Coombe Express596 m
Jeffries600 m
Tesco Express861 m

Nearby cafes

Costa127 m
Nev’s Coffee422 m
Sandwich Shop582 m
Park Brew & Kitchen686 m

Nearby restaurants

Papa John's460 m
Domino's464 m
New Devi Tandoori471 m
Rozana478 m

Nearby pubs

The Albert264 m
The Black Horse514 m
The Norbiton624 m
The Park Tavern673 m

Nearby gyms

Coombe Wood Lawn Tennis Club104 m
Kingsmeadow Fitness & Athletics Centre1.2 km

Nearby health

Phlebotomy / Blood Tests101 m
Kingston Hospital165 m
Hanover House375 m
Kingston Hill Dental Practice441 m
Food hygiene (5-star)56% of 36

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

DIZAYEE LIMITED
LS PAINTING & DECORATING SERVICES LTD
RICHMOND COMPUTER REPAIR CENTRE LTD

Investment

Investment grade, yield and market outlook

63

Investment score

Good

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score17/100
Right-to-buy sales (5yr)Owner-occupier growth signal95

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Future outlook

30.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,391m
Crossrail 2 route5,198m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,399 nationally

1,373

Est. population

7,358/km²

59%

Employed

57%

Degree educated

£52,900

Median income

4.3%

Claimant rate

Inner cityHigh densityYoung professionals

29

Community stability

Age profile

21%
26%
22%
19%
Under 1821%
18–3426%
35–4922%
50–6412%
65+19%

Tenure

18%
15%
52%
15%
Own outright18%
Own (mortgage)15%
Private rent52%
Social rent15%
Shared ownership0%
Rent free0%

Ethnicity

37%
15%
28%
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 rent52%
Social rent15%

vs. London

Income vs London+26.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
5
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
27
Local approval rate
56%
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)
44
Largest scheme
54 homes · ROYAL EYE HOSPITAL, ROYAL EYE HOSPITAL, COOMBE ROAD, KT2
Pipeline pressure
NONE

Named schemes (500m)

ROYAL EYE HOSPITAL, ROYAL EYE HOSPITAL, COOMBE ROAD, KT254 homes
completed
Cumberland House, Flat 1, Kingston Hill, KT2 7LH41 homes
completed
ELM CROFT, ELM CROFT, GALSWORTHY ROAD, KT2 7BS39 homes
completed
2-6, 2-6, GLOUCESTER ROAD, KT1 3SJ29 homes
completed
KINGSTON HOSPITAL, KINGSTON HOSPITAL, GALSWORTHY ROAD, KT227 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
19.0%
Election year
2026
MP
Sarah Olney (Liberal Democrat)
MP majority
17,155
Constituency
Richmond Park

Councillors

Rowena BassConservative
Ian GeorgeConservative

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Compare Kingston upon Thames with nearby boroughs:

Kingston upon Thames vs MertonKingston upon Thames vs Richmond Upon ThamesKingston upon Thames vs Sutton

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Key facts for KT2 7BT

Full postcodeKT2 7BT
Postcode districtKT2
BoroughLondon Borough of Kingston upon Thames
WardCoombe Hill
Latitude51.415406
Longitude-0.280445
Parliamentary constituencyRichmond Park
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