Coombe Hill · Kingston upon Thames · Richmond Park constituency · 51.41870, -0.27609

KT2 7NS— Coombe Hill, Kingston upon Thames

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

Limited residential data

We have little evidence of homes at this postcode (no domestic energy certificates or residential sales on record). The residential verdict is withheld; treat the figures below as area context.

 

Schools 100%Safety 83/100Transport 28/100Yield 3.91%
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Strong schools, limited transport — ideal for car-owning families

Area score
56
Safety
83
Schools
90
Transport
28
Environment
86
Investment
52

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Location

KT2 7NS

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 7NS

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

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Compare KT2 7NS with:

How KT2 7NS 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 · 10 min walk

KS2: 107.3

★★

Secondary

Coombe Girls' School

Good · Inspected May 2024 · 16 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 · 43 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 · 2.4km

Crime is 19% below London average

Property

Prices, sales volume and market trends

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

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

Council tax band Band CAnnual charge £1,878
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
11 min walk
Dundonald Road Tram StopTram
60 min walk
Wimbledon Underground StationDistrict
61 min walk
Wimbledon Tram StopTram
61 min walk
Merton Park Tram StopTram
66 min walk
No bus stops within 400m

10

Walkability score

30

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park454m
Santander docks (800m)0
Nearest cycle dock5.1 km

Nearby car parks

🅿️
Kingston Gate Car Park
715m

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: 12.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Richmond Park SSSI — 2.6 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

6 min walk

63%

Recommend GP

63%

Overall GP experience

3

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 626 m
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

24

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Albert (613 m)

No restaurants within 800m — nearest: KingFish (1.2 km)

Nearest supermarketM&S Food · 2.3 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)

895m

Post office

Nearby shops

Sainsbury's Local857 m
Coombe Food & Wine1.1 km
Tesco Express1.1 km

Nearby cafes

Costa602 m
Colicci Coffee761 m
Nev’s Coffee897 m

Nearby restaurants

KingFish1.2 km

Nearby pubs

The Albert613 m

Nearby gyms

Coombe Wood Lawn Tennis Club378 m

Nearby health

Phlebotomy / Blood Tests567 m
Kingston Hospital622 m
Hanover House849 m
Triangle Dental Clinic1.2 km
Food hygiene (5-star)55% of 11

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

COOMBE WOOD GOLF CLUB LIMITED
COOMBE WOOD TRADING LIMITED
DYNAMICOREPHYSIO LTD

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 score14/100
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

16.1

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,932m
Crossrail 2 route4,863m

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)
11
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
25
Local approval rate
64%
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)
44
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
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
'Windfall', 'Windfall', George Road, Kingston Upon Thames, KT2 7NR1 homes
completed
George Lodge Cottage, George Lodge Cottage, George Road, KT2 7NR1 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 7NS

Full postcodeKT2 7NS
Postcode districtKT2
BoroughLondon Borough of Kingston upon Thames
WardCoombe Hill
Latitude51.418696
Longitude-0.276093
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