Coombe Vale · Kingston upon Thames · Kingston and Surbiton constituency · 51.41318, -0.27417

KT2 7BY— Coombe Vale, Kingston upon Thames

Location and area intelligence for KT2 7BY, Coombe Vale, Kingston upon Thames

The family fortress

 

Schools 100%Safety 84/100Transport 31/100Yield 3.91%

Best for: Families, Owner-occupiers

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

Liveability
63
Safety
84
Schools
90
Transport
31
Environment
67
Investment
51

The bottom line

KT2 7BY 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

KT2 7BY

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 KT2 7BY

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How KT2 7BY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Coombe Hill Infant School

Not yet inspected · Inspected Nov 2024 · 7 min walk

KS2: 107.3

★★

Secondary

Coombe Girls' School

Good · Inspected May 2024 · 10 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 · 37 min walk

5 primaries · 1 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Surbiton Fire Station · 2.9km

Crime is 24% below London average

Property

Prices, sales volume and market trends

Avg floor area182.5 m²

EPC breakdown

C
3%
D
5%
E
3%

Based on 11 properties · Confidence: medium

Street mix

Semi 100%

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£456,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+7.8%

Total change

+655%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.3%

per year

Acceleration

-20.20

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 13 sales

Property Type Mix

Total: 13 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£217k£305k+40.4%1.7
Post-dot-com plateau2001–2001£401k£401k+0%1
Pre-crash peak2005–2007£468k£745k+59.4%1
Help-to-Buy recovery2013–2013£1.05m£1.05m+0%1
Brexit uncertainty2019–2019£825k£825k+0%1
Pandemic surge2021–2021£1.25m£1.25m+0%1
Rate-rise correction2022–2022£1.64m£1.64m+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.3% alpha

Semi-detached-0.3% α
Local
7.8%
District
8.1%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
9 min walk
Dundonald Road Tram StopTram
58 min walk
Wimbledon Underground StationDistrict
60 min walk
Wimbledon Tram StopTram
60 min walk
Merton Park Tram StopTram
63 min walk
No bus stops within 400m

3

Walkability score

5

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park702m
Santander docks (800m)0
Nearest cycle dock5.2 km

Nearby car parks

🅿️
Norbiton Rail Car Park
702m

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: 12.9 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 67%
More green space than 90% of London

Nearest SSSI: Richmond Park SSSI — 3.2 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

8 min walk

5

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 616 m
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

18

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Albert (764 m)

Nearest supermarketM&S Food · 1.8 km
12 tennis courts5 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)

1.2km

Post office

Nearby shops

Coombe Food & Wine496 m
Tesco Express499 m
Sainsbury's Local648 m
Spar926 m

Nearby cafes

Costa538 m
Nev’s Coffee709 m
Fat Boys925 m
Crave1.1 km

Nearby restaurants

KingFish533 m
Smokings kitchen1.1 km
Jeju1.1 km
Moksha1.2 km

Nearby pubs

The Albert764 m

Nearby gyms

Coombe Wood Lawn Tennis Club460 m
Park Tennis Kingston1.1 km

Nearby health

Triangle Dental Clinic548 m
Phlebotomy / Blood Tests569 m
Kingston Hospital623 m
Hanover House646 m
Food hygiene (5-star)85% of 13

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
95

High street

A

High street health

Registered businesses

AHB LEGAL LIMITED
APEXIFY LIMITED
LILY PROPERTY INVESTMENT LIMITED
R&B MUNCH LTD

Investment

Investment grade, yield and market outlook

51

Investment score

Moderate

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 score19/100
Right-to-buy sales (5yr)Owner-occupier growth signal95

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Future outlook

37.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,187m
Crossrail 2 route4,806m

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)
6
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
24
Local approval rate
63%
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)
4
Largest scheme
39 homes · ELM CROFT, ELM CROFT, GALSWORTHY ROAD, KT2 7BS
Pipeline pressure
NONE

Named schemes (500m)

13 (Kincross), 13 (Kincross), Coombe Lane West, KT2 7EW8 homes
completed
11-14, 11-14, The Triangle, Kingston upon Thames, KT1 3RT6 homes
completed
9a, 9a, The Triangle, Kingston upon Thames, KT1 3RT2 homes
completed
53, 53, Coombe Lane West, KT2 7EU2 homes
completed
63, 63, Beechcroft Avenue, KT3 3EE2 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:

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

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Key facts for KT2 7BY

Full postcodeKT2 7BY
Postcode districtKT2
BoroughLondon Borough of Kingston upon Thames
WardCoombe Vale
Latitude51.413182
Longitude-0.274172
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