Coombe Hill · Kingston upon Thames · Kingston and Surbiton constituency · 51.41778, -0.25520

KT2 7EE— Coombe Hill, Kingston upon Thames

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

The family fortress

 

Schools 100%Safety 85/100Transport 23/100Yield 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
23
Environment
75
Investment
51

The bottom line

KT2 7EE offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

KT2 7EE

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-40.0% vs London avg

Deep-dive guides for KT2 7EE

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

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“The family fortress”

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How KT2 7EE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Matthew's CofE Primary School

Not yet inspected · 11 min walk

KS2: 108.7

★★

Secondary

Coombe Girls' School

Good · Inspected May 2024 · 13 min walk

P8: +0.73A8: 58.1

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Eastwood Nursery School

Not inspected · 48 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

39.0 incidents per 1,000 residents

Better than 72% of London
→ Stable

-34% vs borough

Crime by type

Other37%
Anti-social behaviour23%
Violence & sexual offences13%
Vehicle crime12%
Burglary12%
Drug offences4%
Theft0%
Robbery0%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Malden Fire Station · 2.2km

Crime is 40% below London average

Property

Prices, sales volume and market trends

Avg floor area314 m²

EPC breakdown

B
2%
C
5%
D
4%
E
6%
F
1%

Based on 18 properties · Confidence: medium

Street mix

Detached 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£785,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £3,052
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+10.8%

Total change

+1688%

Market Activity

Price Velocity & Acceleration

Current Velocity

+201.9%

per year

Acceleration

+111.83

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 19 sales

Property Type Mix

Total: 19 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£260k£973k+274%1
Post-dot-com plateau2003–2004£1.27m£3.20m+151%1
Pre-crash peak2005–2007£885k£4.95m+459%1
GFC & correction2008–2009£1.18m£540k-54%1
Help-to-Buy recovery2014–2016£1.95m£1.13m-42.3%1.3
Brexit uncertainty2017–2017£810k£810k+0%1
Rate-rise correction2022–2023£1.54m£4.65m+201.9%2.5

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+6.5% alpha

Detached+6.5% α
Local
10.1%
District
3.6%

CAGR over 9yr 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
New Malden→ Waterloo· 10 tph
25 min

Nearby stations

New MaldenNational Rail
19 min walk
Dundonald Road Tram StopTram
41 min walk
Wimbledon Underground StationDistrict
43 min walk
Wimbledon Tram StopTram
43 min walk
Merton Park Tram StopTram
47 min walk
No bus stops within 400m

9

Walkability score

52

Footpaths (500m)

0

Santander docks (800m)

4.0 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria50 min ↑
Waterloo ★44 min
Canary Wharf62 min ↑
City53 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

2

Car parks (800m)

1

EV chargers (800m)

Nearest car park270m
Santander docks (800m)0
Nearest cycle dock4.0 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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 35.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 63% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Wimbledon Common SSSI — 2.2 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): None recorded

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

12 min walk

65%

Recommend GP

65%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalNew Victoria Hospital · 235 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

24

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Royal Oak (1.2 km)

Nearest supermarketM&S Food · 1.8 km
6 tennis courts14 swimming pools3 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)

1.9km

Post office

Nearby shops

Londis318 m
Simply Fresh603 m
Tonys611 m

Nearby cafes

Da Mimmo607 m

Nearby restaurants

Greggs324 m

Nearby pubs

The Royal Oak1.2 km

Nearby gyms

Wimbledon Rugby Football Club495 m
Gym635 m

Nearby pharmacies

Haria pharmacy572 m

Nearby health

New Victoria Hospital235 m
Beverley Dental537 m
The New Malden Diagnostic Centre916 m
The Groves Medical Centre931 m
Food hygiene (5-star)75% of 8

Business

Local businesses registered here

Active businesses
3
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

E

High street health

Registered businesses

DHAYAN MAINTENANCE SERVICES LIMITED
OUTFOCUS LTD
TUTORLYWORLD LIMITED

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

35.3

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,833m
Crossrail 2 route3,424m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,970 nationally

1,333

Est. population

1,963/km²

53%

Employed

62%

Degree educated

£46,100

Median income

2.9%

Claimant rate

SuburbanLow densityOwner occupiers / families

53

Community stability

Age profile

21%
17%
15%
23%
24%
Under 1821%
18–3417%
35–4915%
50–6423%
65+24%

Tenure

42%
34%
24%
Own outright42%
Own (mortgage)34%
Private rent24%
Social rent1%

Ethnicity

39%
14%
30%
White British39%
White Other14%
Asian30%
Black4%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine7%
No car household14%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent24%
Social rent1%

vs. London

Income vs London+9.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
1
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)
3
Largest scheme
12 homes · COOMBE COTTAGE, 187, COOMBE COTTAGE, 187, COOMBE LANE WEST, KT2
Pipeline pressure
NONE

Named schemes (500m)

COOMBE COTTAGE, 187, COOMBE COTTAGE, 187, COOMBE LANE WEST, KT212 homes
completed
COOMBE HOUSE, 187, COOMBE HOUSE, 187, COOMBE LANE WEST, KINGSTON, KT2 7EQ10 homes
completed
11-15, 11-15, GREENWOOD PARK, KT2 7EA3 homes
completed
Coombe Green, Coombe Green, Coombe Hill Road, KT2 7DU3 homes
completed
FORMER GREYWOOD (PRE 2014), FORMER GREYWOOD (PRE 2014), COOMBE HILL ROAD, KT2 7DU2 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 7EE

Full postcodeKT2 7EE
Postcode districtKT2
BoroughLondon Borough of Kingston upon Thames
WardCoombe Hill
Latitude51.417775
Longitude-0.255202
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