Coombe Hill · Kingston upon Thames · Kingston and Surbiton constituency · 51.42447, -0.27533

KT2 7LN— Coombe Hill, Kingston upon Thames

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

The family fortress

 

Schools 100%Safety 85/100Transport 15/100Yield 3.91%

Best for: Families, Owner-occupiers

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

Liveability
60
Safety
85
Schools
90
Transport
15
Environment
86
Investment
49

The bottom line

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

The catches: very high noise — check proximity to rail lines and 60 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

KT2 7LN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+9.8% vs London avg
vs London crime-46.0% vs London avg

Deep-dive guides for KT2 7LN

🛡️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 7LN 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 · 16 min walk

KS2: 107.3

★★

Secondary

Coombe Girls' School

Good · Inspected May 2024 · 22 min walk

P8: +0.73A8: 58.1

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 51 min walk

0 primaries · 0 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Kingston Fire Station · 2.2km

Crime is 46% below London average

Property

Prices, sales volume and market trends

Avg floor area345.6 m²

EPC breakdown

B
1%
E
4%

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£864,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingPartial double glazing
Council tax band Band HAnnual charge £4,226
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+8.2%

Total change

+744%

Market Activity

Price Velocity & Acceleration

Current Velocity

+38.5%

per year

Acceleration

+53.68

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · 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 boom1995–1997£320k£588k+83.8%1.5
Post-dot-com plateau2003–2004£1.10m£1.38m+25%1
Pre-crash peak2007–2007£1.45m£1.45m+0%1
GFC & correction2011–2011£1.15m£1.15m+0%1
Help-to-Buy recovery2015–2015£2.30m£2.30m+0%1
Pandemic surge2020–2020£1.95m£1.95m+0%2
Rate-rise correction2022–2022£2.70m£2.70m+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+-2.1% alpha

Detached-2.1% α
Local
5.4%
District
7.5%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

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
18 min walk
Richmond (London) Rail StationMildmay · South Western Railway
58 min walk
Richmond Underground StationDistrict
58 min walk
Dundonald Road Tram StopTram
60 min walk
Wimbledon Underground StationDistrict
60 min walk
No bus stops within 400m

7

Walkability score

36

Footpaths (500m)

0

Santander docks (800m)

4.8 km

Nearest cycle dock

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park444m
Santander docks (800m)0
Nearest cycle dock4.8 km

Nearby car parks

🅿️
Car Park B
647m
🅿️
Kingston Gate Car Park
743m
🅿️
Car Park A
773m

Connectivity

Broadband and mobile coverage

100%

Full fibre

78%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed411 Mbps
Median download407 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: 25.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 83% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 49%
More green space than 99% of London

Nearest SSSI: Richmond Park SSSI — 1.9 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): 5

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

12 min walk

63%

Recommend GP

63%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 1.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

Nearest supermarketOseyo · 2.4 km
7 tennis courts2 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)

1.2km

Post office

Nearby gyms

Coombe Wood Lawn Tennis Club991 m
Food hygiene (5-star)25% of 8

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
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

CANBURY SCHOOL LIMITED
GIANT PEACH GROUP LTD
GLOBAL SPORTS STRATEGIES LTD
GLOBAL SUSTAINABLE SPORT LIMITED
GLOBALSPORTSDATA LTD

+4 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

34.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,528m
Crossrail 2 route4,813m

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)
10
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Local approval rate
67%
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)

Amy Woodgate, Amy Woodgate, Warren Road, Kingston upon Thames, KT2 7HY4 homes
completed
Fairlawn, Fairlawn, Warren Road, Kingston upon Thames, KT2 7HY4 homes
completed
Meadow House and Coombe Paddock, Meadow House and Coombe Paddock, Kingston Hill, Kingston upon Thames, KT2 7JR4 homes
completed
'Vincent House', 'Vincent House', Warren Road, Kingston upon Thames, KT2 7HY2 homes
completed
14, 14, Ladderstile Ride, Kingston upon Thames, KT2 7LP1 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 7LN

Full postcodeKT2 7LN
Postcode districtKT2
BoroughLondon Borough of Kingston upon Thames
WardCoombe Hill
Latitude51.424467
Longitude-0.275329
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