Coombe Hill · Kingston upon Thames · Richmond Park constituency · 51.42034, -0.27697

KT2 7JJ— Coombe Hill, Kingston upon Thames

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

The family fortress

 

Schools 100%Safety 83/100Transport 21/100Yield 3.91%

Best for: Families

Compare areas

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

Liveability
53
Safety
83
Schools
90
Transport
21
Environment
86
Investment
52

The bottom line

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

The catch: 60 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how KT2 7JJ scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how KT2 7JJ meets your needs.

Location

KT2 7JJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+26.0% vs London avg
vs London crime-19.0% vs London avg

Deep-dive guides for KT2 7JJ

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare KT2 7JJ with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How KT2 7JJ 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 · 18 min walk

P8: +0.73A8: 58.1

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 45 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

52.9 incidents per 1,000 residents

Better than 60% of London
→ Stable

-10% vs borough

Crime by type

Anti-social behaviour33%
Violence & sexual offences29%
Other18%
Drug offences10%
Vehicle crime6%
Burglary4%
Theft1%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kingston Fire Station · 2.3km

Crime is 19% below London average

Property

Prices, sales volume and market trends

Avg floor area258.1 m²

EPC breakdown

B
2%
C
3%
E
1%
F
1%

Based on 7 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£645,250
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, insulated (assumed)
RoofAverage thermal transmittance 0.15 W/m²K
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,878
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2020 · CAGR

+9.1%

Total change

+519%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.0%

per year

Acceleration

-60.21

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £700k+ · 6 sales

Property Type Mix

Total: 6 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£356k£525k+47.7%1
GFC & correction2008–2008£775k£775k+0%1
Help-to-Buy recovery2014–2016£1.18m£2.00m+70.2%1
Pandemic surge2020–2020£2.20m£2.20m+0%1

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
Norbiton→ Waterloo· 6 tph
31 min

Nearby stations

NorbitonNational Rail
13 min walk
Dundonald Road Tram StopTram
60 min walk
Wimbledon Underground StationDistrict
61 min walk
Wimbledon Tram StopTram
62 min walk
Richmond (London) Rail StationSouth Western Railway · Mildmay
63 min walk
No bus stops within 400m

7

Walkability score

36

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria66 min ↑
Waterloo ★60 min
Canary Wharf78 min ↑
City70 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park282m
Santander docks (800m)0
Nearest cycle dock5.0 km

Nearby car parks

🅿️
Kingston Gate Car Park
589m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Richmond Park SSSI — 2.4 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

FAIRHILL MEDICAL PRACTICE

81 KINGSTON HILL, KT2 7PX

7 min walk

63%

Recommend GP

63%

Overall GP experience

3

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 729 m
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

24

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Albert (667 m)

Nearest supermarketOseyo · 2.0 km
12 tennis courts11 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)

858m

Post office

Nearby shops

Sainsbury's Local981 m

Nearby cafes

Colicci Coffee675 m
Costa722 m
Nev’s Coffee1.0 km

Nearby pubs

The Albert667 m
The Park Tavern742 m

Nearby gyms

Coombe Wood Lawn Tennis Club518 m

Nearby health

Phlebotomy / Blood Tests677 m
Kingston Hospital722 m
Hanover House971 m
Food hygiene (5-star)50% of 10

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

A

High street health

Investment

Investment grade, yield and market outlook

52

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 score13/100
Right-to-buy sales (5yr)Owner-occupier growth signal95

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Future outlook

13

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,878m
Crossrail 2 route4,916m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,400 nationally

1,587

Est. population

12,498/km²

60%

Employed

47%

Degree educated

£52,900

Median income

4.9%

Claimant rate

SuburbanHigh densityMixed

38

Community stability

Age profile

26%
31%
20%
14%
Under 1826%
18–3431%
35–4920%
50–6414%
65+9%

Tenure

15%
18%
29%
37%
Own outright15%
Own (mortgage)18%
Private rent29%
Social rent37%
Shared ownership0%
Rent free1%

Ethnicity

37%
14%
24%
White British37%
White Other14%
Asian24%
Black9%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine17%
No car household38%
Unemployed6%
No qualifications16%

Housing tenure (Census 2021)

Social rent37%
Private rent29%

vs. London

Income vs London+26.0%

Planning

Conservation areas and development

Conservation area
No
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)
18
Local approval rate
44%
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)
43
Largest scheme
41 homes · Cumberland House, Flat 1, Kingston Hill, KT2 7LH
Pipeline pressure
NONE

Named schemes (500m)

Cumberland House, Flat 1, Kingston Hill, KT2 7LH41 homes
completed
Amy Woodgate, Amy Woodgate, Warren Road, Kingston upon Thames, KT2 7HY4 homes
completed
The Well House, The Well House, George Road, KT2 7NR4 homes
completed
Coombe Bury, Coombe Bury, Kingston Hill, Kingston upon Thames, KT2 7JG2 homes
completed
Land adjacent to 'Palings', Land adjacent to 'Palings', Warboys Road, KT2 7LS1 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

Live in KT2 7JJ? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for KT2 7JJ.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Kingston upon Thames with nearby boroughs:

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

Similar postcodes

Frequently asked questions

📍 Track KT2 7JJ

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for KT2 7JJ

Full postcodeKT2 7JJ
Postcode districtKT2
BoroughLondon Borough of Kingston upon Thames
WardCoombe Hill
Latitude51.420337
Longitude-0.276966
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