Coombe Hill · Kingston upon Thames · Kingston and Surbiton constituency · 51.41801, -0.26215

KT2 7DF— Coombe Hill, Kingston upon Thames

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

The family fortress

 

Schools 100%Safety 85/100Transport 20/100Yield 3.91%

Best for: Families, Owner-occupiers

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

Liveability
62
Safety
85
Schools
90
Transport
20
Environment
86
Investment
49

The bottom line

KT2 7DF offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 47 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

KT2 7DF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+9.8% vs London avg
vs London crime-46.0% vs London avg

Deep-dive guides for KT2 7DF

🛡️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 7DF 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 · 6 min walk

★★

Secondary

Coombe Girls' School

Good · Inspected May 2024 · 11 min walk

P8: +0.73A8: 58.1

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Eastwood Nursery School

Not inspected · 49 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

35.1 incidents per 1,000 residents

Better than 75% of London
→ Stable

-40% vs borough

Crime by type

Anti-social behaviour24%
Other22%
Vehicle crime22%
Burglary16%
Violence & sexual offences14%
Drug offences0%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

2

Incidents (1yr)

6

Incidents (5yr)

Nearest station: New Malden Fire Station · 2.4km

Crime is 46% below London average

Property

Prices, sales volume and market trends

Avg floor area421.3 m²

EPC breakdown

B
1%
C
1%
D
3%
G
1%

Based on 6 properties · Confidence: low

Street mix

Detached 94%Other 6%

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£1,053,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofAverage thermal transmittance 0.13 W/m²K
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band HAnnual charge £4,226
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+6.8%

Total change

+538%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.5%

per year

Acceleration

-48.68

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £700k+ · 16 sales

Property Type Mix

Total: 16 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£400k£408k+1.9%1.7
Post-dot-com plateau2002–2002£1.02m£1.02m+0%1
Pre-crash peak2005–2006£1.20m£1.41m+17.2%1
GFC & correction2009–2012£1.43m£1.50m+4.9%2.5
Pandemic surge2021–2021£2.35m£2.35m+0%1
Rate-rise correction2023–2023£2.55m£2.55m+0%2

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Detached+0% α
Local
6.8%
District
6.8%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
New Malden→ Waterloo· 10 tph
25 min

Nearby stations

New MaldenNational Rail
20 min walk
Dundonald Road Tram StopTram
47 min walk
Wimbledon Underground StationDistrict
49 min walk
Wimbledon Tram StopTram
49 min walk
Merton Park Tram StopTram
53 min walk
No bus stops within 400m

6

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

4.3 km

Nearest cycle dock

Central London commute times

London Bridge55 min ↑
Victoria53 min ↑
Waterloo ★47 min
Canary Wharf65 min ↑
City56 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park648m
Santander docks (800m)0
Nearest cycle dock4.3 km

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: 12.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 22%
More green space than 99% of London

Nearest SSSI: Richmond Park SSSI — 2.8 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

11 min walk

65%

Recommend GP

65%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNew Victoria Hospital · 609 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

22

Sports (1km)

0

Convenience

Nearest supermarketM&S Food · 1.8 km
7 tennis courts14 swimming pools

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)

1.9km

Post office

Nearby shops

Londis779 m

Nearby gyms

Gym366 m

Nearby health

New Victoria Hospital609 m
The New Malden Diagnostic Centre836 m
The Groves Medical Centre856 m
Food hygiene (5-star)100% of 4

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

E

High street health

Registered businesses

ATELIER ZETA LTD
FRIGATE AVIATION LTD
XWAY SERVICES LIMITED

Investment

Investment grade, yield and market outlook

49

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

34.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,196m
Crossrail 2 route3,902m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,913 nationally

1,394

Est. population

1,443/km²

49%

Employed

66%

Degree educated

£46,100

Median income

2.0%

Claimant rate

SuburbanLow densityOwner occupiers / families

57

Community stability

Age profile

25%
16%
24%
24%
Under 1825%
18–3411%
35–4916%
50–6424%
65+24%

Tenure

48%
32%
16%
Own outright48%
Own (mortgage)32%
Private rent16%
Social rent3%
Shared ownership0%

Ethnicity

40%
18%
24%
White British40%
White Other18%
Asian24%
Black1%
Mixed5%
Other12%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine5%
No car household6%
Unemployed3%
No qualifications10%

Housing tenure (Census 2021)

Private rent16%
Social rent3%

vs. London

Income vs London+9.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
24
Local approval rate
75%
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
3 homes · Coombe Green, Coombe Green, Coombe Hill Road, KT2 7DU
Pipeline pressure
NONE

Named schemes (500m)

Coombe Green, Coombe Green, Coombe Hill Road, KT2 7DU3 homes
completed
Red Roofs, Red Roofs, Coombe Hill Road, KT2 7DU2 homes
completed
Mowbray, Mowbray, Coombe Hill Road, Kingston upon Thames, KT2 7DU2 homes
completed
Wildwood, Coombe End, KT2 7DQ1 homes
completed
BRINKWORTH, 147, BRINKWORTH, 147, COOMBE LANE WEST, KT2 7DH1 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
19.0%
Election year
2026
MP
Ed Davey (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:

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Key facts for KT2 7DF

Full postcodeKT2 7DF
Postcode districtKT2
BoroughLondon Borough of Kingston upon Thames
WardCoombe Hill
Latitude51.418014
Longitude-0.262154
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