Coombe Vale · Kingston upon Thames · Kingston and Surbiton constituency · 51.41339, -0.27192

KT2 7DA— Coombe Vale, Kingston upon Thames

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

The family fortress

 

Schools 100%Safety 88/100Transport 29/100Yield 3.91%

Best for: Families, Owner-occupiers

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

Liveability
63
Safety
88
Schools
90
Transport
29
Environment
67
Investment
47

The bottom line

KT2 7DA 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 7DA

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+9.8% vs London avg
vs London crime-65.0% vs London avg

Deep-dive guides for KT2 7DA

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How KT2 7DA 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 · 5 min walk

KS2: 107.3

★★

Secondary

Coombe Girls' School

Good · Inspected May 2024 · 9 min walk

P8: +0.73A8: 58.1

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 38 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

23.0 incidents per 1,000 residents

Better than 84% of London
→ Stable

-61% vs borough

Crime by type

Other28%
Anti-social behaviour22%
Violence & sexual offences22%
Burglary16%
Vehicle crime13%
Drug offences0%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Malden Fire Station · 2.4km

Crime is 65% below London average

Property

Prices, sales volume and market trends

Avg floor area213.8 m²

EPC breakdown

A
1%
B
3%
C
2%

Based on 6 properties · Confidence: low

Street mix

Semi 29%Detached 57%Other 14%

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£534,500
Rebuild cost per m²£2,500/m²

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

Construction era2007 onwards
WallsAverage thermal transmittance 0.17 W/m²K
RoofAverage thermal transmittance 0.15 W/m²K
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £3,522
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2017 · CAGR

+8.7%

Total change

+314%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.0%

per year

Acceleration

-211.51

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £700k+ · 6 sales

Property Type Mix

Total: 6 sales

Detached66.7%
Semi-detached33.3%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£370k£370k+0%1
Post-dot-com plateau2001–2001£725k£725k+0%1
GFC & correction2010–2011£595k£534k-10.3%1
Help-to-Buy recovery2015–2015£1.63m£1.63m+0%1
Brexit uncertainty2017–2017£1.53m£1.53m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

55out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
11 min walk
Dundonald Road Tram StopTram
56 min walk
Wimbledon Underground StationDistrict
58 min walk
Wimbledon Tram StopTram
58 min walk
Merton Park Tram StopTram
61 min walk
No bus stops within 400m

3

Walkability score

4

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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock5.1 km

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.8 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 46%
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

GROVES MEDICAL CENTRE

171 CLARENCE AVENUE, KT3 3TX

10 min walk

65%

Recommend GP

65%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 762 m
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

20

Sports (1km)

0

Convenience

Nearest supermarketM&S Food · 1.7 km
14 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)

1.3km

Post office

Nearby shops

Coombe Food & Wine536 m
Tesco Express548 m
Londis1.1 km

Nearby cafes

Costa685 m
Crave1.1 km
Private Shop1.1 km
Sunshine Cafe1.1 km

Nearby restaurants

KingFish573 m
Smokings kitchen1.2 km
Jeju1.2 km
Moksha1.2 km

Nearby gyms

Coombe Wood Lawn Tennis Club575 m
Gym642 m
Park Tennis Kingston1.2 km

Nearby health

Triangle Dental Clinic594 m
Phlebotomy / Blood Tests711 m
Kingston Hospital768 m
The New Malden Diagnostic Centre800 m
Food hygiene (5-star)85% of 13

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

AVAQOR TECHNOLOGIES UK LTD

Investment

Investment grade, yield and market outlook

47

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

37.4

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,048m
Crossrail 2 route4,648m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 33,692 nationally

1,389

Est. population

4,177/km²

56%

Employed

68%

Degree educated

£46,100

Median income

0.5%

Claimant rate

SuburbanMedium densityOwner occupiers / families

62

Community stability

Age profile

26%
20%
23%
22%
Under 1826%
18–349%
35–4920%
50–6423%
65+22%

Tenure

49%
39%
Own outright49%
Own (mortgage)39%
Private rent11%
Social rent1%

Ethnicity

44%
30%
White British44%
White Other11%
Asian31%
Black2%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine6%
No car household5%
Unemployed1%
No qualifications6%

Housing tenure (Census 2021)

Private rent11%
Social rent1%

vs. London

Income vs London+9.8%

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)
22
Local approval rate
64%
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
8 homes · 13 (Kincross), 13 (Kincross), Coombe Lane West, KT2 7EW
Pipeline pressure
NONE

Named schemes (500m)

14, 14, Southwood Avenue, Kingston upon Thames, KT2 7HD3 homes
completed
53, 53, Coombe Lane West, KT2 7EU2 homes
completed
63, 63, Beechcroft Avenue, KT3 3EE2 homes
completed
Land Adjacent To 1, Land Adjacent To 1, Crown Road, KT3 3UW1 homes
completed
Melbreck, 2A, Melbreck, 2A, Crown Road, KT3 3UW1 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 7DA

Full postcodeKT2 7DA
Postcode districtKT2
BoroughLondon Borough of Kingston upon Thames
WardCoombe Vale
Latitude51.413392
Longitude-0.271921
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