Coombe Hill · Kingston upon Thames · Kingston and Surbiton constituency · 51.41553, -0.25302

KT2 7EQ— Coombe Hill, Kingston upon Thames

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

The family fortress

 

Schools 100%Safety 85/100Transport 26/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
63
Safety
85
Schools
90
Transport
26
Environment
78
Investment
40

The bottom line

KT2 7EQ 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 7EQ

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 7EQ

🛡️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 7EQ 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 · 8 min walk

KS2: 108.7

★★

Secondary

Coombe Girls' School

Good · Inspected May 2024 · 12 min walk

P8: +0.73A8: 58.1

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Eastwood Nursery School

Not inspected · 51 min walk

3 primaries · 1 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

90

Road safety score

6

Accidents (5yr)

1

KSI (5yr)

5

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: New Malden Fire Station · 1.9km

Crime is 40% below London average

Property

12 Jun

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

KT2 district median

£460,000

Based on 152 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£166,362/m²
Price per ft²£15,455/ft²
Avg floor area280.3 m²

EPC breakdown

D
2%
E
3%

Based on 5 properties · Confidence: low

Street mix

Detached 71%Other 29%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£700,750
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)
RoofPitched, 150 mm loft insulation
Heating fuelmains gas - this is for backwards compatibility only and should not be used
GlazingFully double glazed
Council tax band Band FAnnual charge £3,052
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2006 · CAGR

+9.7%

Total change

+109%

Market Activity

Price Velocity & Acceleration

Current Velocity

+79.6%

per year

Acceleration

+37.58

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 5 sales

Property Type Mix

Total: 5 sales

Detached100%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£610k£500k-18%1
Post-dot-com plateau2003–2003£710k£710k+0%1
Pre-crash peak2006–2006£1.27m£1.27m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
16 min walk
Dundonald Road Tram StopTram
40 min walk
Wimbledon Underground StationDistrict
41 min walk
Wimbledon Tram StopTram
42 min walk
Merton Park Tram StopTram
45 min walk
No bus stops within 400m

20

Walkability score

79

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 park49m
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 waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 87% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.7 km away✗ Not Green Belt✗ Not AONB62% green spaceTree canopy: 25%
More green space than 99% of London

Nearest SSSI: Wimbledon Common SSSI — 2.3 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

11 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 · 85 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

24

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Royal Oak (966 m)

Nearest supermarketM&S Food · 1.5 km
6 tennis courts14 swimming pools4 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)

2.2km

Post office

Nearby shops

Londis144 m
Simply Fresh349 m
Tonys356 m

Nearby cafes

Da Mimmo341 m
Café des Sports727 m

Nearby restaurants

Greggs153 m

Nearby pubs

The Royal Oak966 m

Nearby gyms

Wimbledon Rugby Football Club507 m
Club House693 m
Gym696 m

Nearby pharmacies

Haria pharmacy319 m

Nearby health

New Victoria Hospital85 m
Beverley Dental288 m
The New Malden Diagnostic Centre807 m
The Groves Medical Centre818 m
Food hygiene (5-star)50% of 12

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

40

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 score20/100
Right-to-buy sales (5yr)Owner-occupier growth signal95
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

51.8

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,875m
Crossrail 2 route3,312m

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
No
Article 4 area
No
Listed buildings (800m)
7
Planning apps (12 months)
13
Planning apps (3 years)
3
Local approval rate
62%
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
Beverley Court, Beverley Court, Beverley Way, SW20 0AE3 homes
completed
Ottershaw, Ottershaw, Beverley Lane, KT2 7EE2 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 7EQ

Full postcodeKT2 7EQ
Postcode districtKT2
BoroughLondon Borough of Kingston upon Thames
WardCoombe Hill
Latitude51.415531
Longitude-0.253016
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