Coombe Hill · Kingston upon Thames · Kingston and Surbiton constituency · 51.41817, -0.26747

KT2 7HW— Coombe Hill, Kingston upon Thames

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

The family fortress

 

Schools 100%Safety 85/100Transport 24/100Yield 3.91%

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
24
Environment
86
Investment
49

The bottom line

KT2 7HW 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 7HW

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 7HW

🛡️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 7HW 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 · 12 min walk

P8: +0.73A8: 58.1

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 46 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Malden Fire Station · 2.6km

Crime is 46% below London average

Property

Prices, sales volume and market trends

Avg floor area332.2 m²

EPC breakdown

D
5%

Based on 5 properties · Confidence: low

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£830,500
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, no insulation (assumed)
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

1999–2023 · CAGR

+6.2%

Total change

+320%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.1%

per year

Acceleration

-20.21

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £700k+ · 11 sales

Property Type Mix

Total: 11 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£610k£740k+21.3%1
Post-dot-com plateau2001–2004£730k£1.21m+65.8%1.3
GFC & correction2008–2012£2.02m£1.95m-3.7%1
Help-to-Buy recovery2014–2014£2.30m£2.30m+0%1
Pandemic surge2020–2020£2.67m£2.67m+0%1
Rate-rise correction2023–2023£2.56m£2.56m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position100

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
17 min walk
Dundonald Road Tram StopTram
52 min walk
Wimbledon Underground StationDistrict
53 min walk
Wimbledon Tram StopTram
54 min walk
Merton Park Tram StopTram
58 min walk
No bus stops within 400m

3

Walkability score

6

Footpaths (500m)

0

Santander docks (800m)

4.6 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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock4.6 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: 12.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Richmond Park SSSI — 2.7 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

12 min walk

65%

Recommend GP

65%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 1.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

16

Sports (1km)

0

Convenience

Nearest supermarketM&S Food · 2.0 km
7 tennis courts8 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)

2.0km

Post office

Nearby gyms

Gym493 m

Nearby health

The New Malden Diagnostic Centre952 m
The Groves Medical Centre970 m
Food hygiene (5-star)100% of 7

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
95

High street

E

High street health

Registered businesses

CR KINGSTON LIMITED
GEODESIGN LIMITED
ICON CONSULTING GROUP LIMITED
ICON INTERNATIONAL SERVICES LIMITED
LAURUS NOBILIS MEDICUS LIMITED

+2 more

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

35.9

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,480m
Crossrail 2 route4,268m

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
No
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
5
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Local approval rate
58%
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
37 homes · WARREN HOUSE, WARREN HOUSE, WARREN ROAD, KT2 7HY
Pipeline pressure
NONE

Named schemes (500m)

14, 14, Southwood Avenue, Kingston upon Thames, KT2 7HD3 homes
completed
'Pinewood', 'Pinewood', Coombe End, Kingston Upon Thames, KT2 7DQ1 homes
completed
The Link, 10, The Link, 10, Ballard Close, KT2 7PG1 homes
completed
Coombeside, Coombeside, Warren Park, Kingston upon Thames, KT2 7HX1 homes
completed
100, 100, Coombe Lane West, KT2 7DD1 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:

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

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Key facts for KT2 7HW

Full postcodeKT2 7HW
Postcode districtKT2
BoroughLondon Borough of Kingston upon Thames
WardCoombe Hill
Latitude51.418173
Longitude-0.267469
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