Coombe Hill · Kingston upon Thames · Richmond Park constituency · 51.41334, -0.27799

KT2 7EW— Coombe Hill, Kingston upon Thames

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

The family fortress

 

Schools 100%Safety 80/100Transport 39/100Yield 3.91%

Best for: Families

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

Liveability
59
Safety
80
Schools
90
Transport
39
Environment
67
Investment
63

The bottom line

KT2 7EW offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 50 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

KT2 7EW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+26.0% vs London avg
vs London crime+9.0% vs London avg

Deep-dive guides for KT2 7EW

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How KT2 7EW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Paul's CofE Primary School, Kingston Hill

Not yet inspected · 9 min walk

KS2: 107.9

★★

Secondary

Coombe Girls' School

Good · Inspected May 2024 · 14 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 · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

70.7 incidents per 1,000 residents

Higher crime than 54% of London
→ Stable

+20% vs borough

Crime by type

Other34%
Violence & sexual offences29%
Vehicle crime9%
Burglary9%
Anti-social behaviour8%
Theft6%
Drug offences3%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Surbiton Fire Station · 2.7km

Crime is +9% above London average

Property

Prices, sales volume and market trends

Avg floor area181.8 m²

EPC breakdown

A
3%
B
9%
C
2%
D
2%

Based on 16 properties · Confidence: medium

Street mix

Semi 14%Detached 38%Flat 38%Other 10%

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£454,500
Rebuild cost per m²£2,500/m²

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

Construction era2018
WallsAverage thermal transmittance 0.28 W/m²K
RoofAverage thermal transmittance 0.16 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,878
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2022 · CAGR

+-1.3%

Total change

-25%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.7%

per year

Acceleration

+17.36

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

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

Property Type Mix

Total: 19 sales

Detached42.1%
Semi-detached15.8%
Flat/maisonette42.1%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£930k£930k+0%2
Pre-crash peak2006–2006£755k£755k+0%2
Help-to-Buy recovery2014–2016£2.42m£1.48m-38.9%1.5
Brexit uncertainty2017–2019£2.59m£1.20m-53.7%1
Pandemic surge2021–2021£815k£815k+0%7
Rate-rise correction2022–2022£695k£695k+0%3

Price Trajectory by Type

DetachedFlat/maisonette

Per-type alpha vs district

Best performer

Detached

+-0.9% alpha

Weakest performer

Flat/maisonette

-8.7% alpha

Detached-0.9% α
Local
4.8%
District
5.7%
Flat/maisonette-8.7% α
Local
-5.4%
District
3.3%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Norbiton→ Waterloo· 6 tph
31 min

Nearby stations

NorbitonNational Rail
5 min walk
Dundonald Road Tram StopTram
61 min walk
Wimbledon Underground StationDistrict
63 min walk
Wimbledon Tram StopTram
64 min walk
Merton Park Tram StopTram
67 min walk
No bus stops within 400m

11

Walkability score

7

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 park441m
Santander docks (800m)0
Nearest cycle dock5.4 km

Nearby car parks

🅿️
Norbiton Rail Car Park
441m

Connectivity

Broadband and mobile coverage

100%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed479 Mbps
Median download442 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.1 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 70%
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): 4

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

5 min walk

4

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 362 m
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

18

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Albert (528 m)

Nearest supermarketAldi · 1.7 km
11 tennis courts6 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)

959m

Post office

Nearby shops

Sainsbury's Local389 m
Tesco Express578 m
Coombe Food & Wine588 m
Coombe Express668 m

Nearby cafes

Costa283 m
Nev’s Coffee449 m
Sandwich Shop652 m
Fat Boys797 m

Nearby restaurants

Momtaz605 m
Papa John's614 m
Domino's616 m
KingFish619 m

Nearby pubs

The Albert528 m
The Black Horse639 m

Nearby gyms

Coombe Wood Lawn Tennis Club296 m
Kingsmeadow Fitness & Athletics Centre998 m
Park Tennis Kingston1.1 km

Nearby health

Phlebotomy / Blood Tests326 m
Kingston Hospital371 m
Hanover House386 m
Triangle Dental Clinic621 m
Food hygiene (5-star)59% of 27

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

A

High street health

Registered businesses

WING YEE PROPERTIES LIMITED

Investment

Investment grade, yield and market outlook

63

Investment score

Good

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 score16/100
Right-to-buy sales (5yr)Owner-occupier growth signal95

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Future outlook

28.3

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,388m
Crossrail 2 route5,064m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,399 nationally

1,373

Est. population

7,358/km²

59%

Employed

57%

Degree educated

£52,900

Median income

4.3%

Claimant rate

Inner cityHigh densityYoung professionals

29

Community stability

Age profile

21%
26%
22%
19%
Under 1821%
18–3426%
35–4922%
50–6412%
65+19%

Tenure

18%
15%
52%
15%
Own outright18%
Own (mortgage)15%
Private rent52%
Social rent15%
Shared ownership0%
Rent free0%

Ethnicity

37%
15%
28%
White British37%
White Other15%
Asian28%
Black4%
Mixed6%
Other10%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine15%
No car household47%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Private rent52%
Social rent15%

vs. London

Income vs London+26.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
20
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)
45
Largest scheme
54 homes · ROYAL EYE HOSPITAL, ROYAL EYE HOSPITAL, COOMBE ROAD, KT2
Pipeline pressure
NONE

Named schemes (500m)

ROYAL EYE HOSPITAL, ROYAL EYE HOSPITAL, COOMBE ROAD, KT254 homes
completed
ELM CROFT, ELM CROFT, GALSWORTHY ROAD, KT2 7BS39 homes
completed
2-6, 2-6, GLOUCESTER ROAD, KT1 3SJ29 homes
completed
CHICHESTER HOUSE, 34, CHICHESTER HOUSE, 34, GALSWORTHY ROAD, KT216 homes
completed
13 (Kincross), 13 (Kincross), Coombe Lane West, KT2 7EW8 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
19.0%
Election year
2026
MP
Sarah Olney (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:

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

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Key facts for KT2 7EW

Full postcodeKT2 7EW
Postcode districtKT2
BoroughLondon Borough of Kingston upon Thames
WardCoombe Hill
Latitude51.413338
Longitude-0.277992
Parliamentary constituencyRichmond Park
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