Coombe Hill · Kingston upon Thames · Kingston and Surbiton constituency · 51.41670, -0.27269

KT2 7NY— Coombe Hill, Kingston upon Thames

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

The family fortress

 

Schools 100%Safety 85/100Transport 28/100Yield 3.91%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
62
Safety
85
Schools
90
Transport
28
Environment
67
Investment
49

The bottom line

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

The catch: 50 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 7NY 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 7NY meets your needs.

Location

KT2 7NY

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 7NY

🛡️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 7NY with:

Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How KT2 7NY 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 · 6 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 · 42 min walk

3 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Malden Fire Station · 2.7km

Crime is 46% below London average

Property

Prices, sales volume and market trends

Avg floor area358.7 m²

EPC breakdown

A
1%
B
2%
C
4%
D
5%
E
5%
F
1%

Based on 18 properties · Confidence: medium

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£896,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, insulated (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

1996–2022 · CAGR

+4.8%

Total change

+239%

Market Activity

Price Velocity & Acceleration

Current Velocity

-34.3%

per year

Acceleration

-194.34

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £700k+ · 22 sales

Property Type Mix

Total: 22 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£1.26m£1.37m+8.6%1.2
Post-dot-com plateau2002–2004£962k£1.80m+87.2%1.5
Pre-crash peak2005–2006£2.10m£3.35m+59.5%2
GFC & correction2009–2012£3.75m£2.65m-29.3%1
Help-to-Buy recovery2013–2015£1.53m£1.31m-14.4%1
Pandemic surge2020–2021£2.50m£6.50m+160%1
Rate-rise correction2022–2022£4.27m£4.27m+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+10.2% alpha

Detached+10.2% α
Local
16.1%
District
5.9%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

47out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
12 min walk
Dundonald Road Tram StopTram
57 min walk
Wimbledon Underground StationDistrict
58 min walk
Wimbledon Tram StopTram
58 min walk
Merton Park Tram StopTram
62 min walk
No bus stops within 400m

3

Walkability score

6

Footpaths (500m)

0

Santander docks (800m)

5.0 km

Nearest cycle dock

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park680m
Santander docks (800m)0
Nearest cycle dock5.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed75 Mbps
Median download103 Mbps
Superfast coverage69%
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 AONB35% green spaceTree canopy: 19%
More green space than 90% of London

Nearest SSSI: Richmond Park SSSI — 2.8 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

9 min walk

63%

Recommend GP

63%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 722 m
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

19

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: KingFish (928 m)

Nearest supermarketM&S Food · 2.0 km
13 tennis courts5 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)

1.2km

Post office

Nearby shops

Coombe Food & Wine891 m
Tesco Express898 m

Nearby cafes

Costa665 m

Nearby restaurants

KingFish928 m

Nearby gyms

Coombe Wood Lawn Tennis Club459 m
Gym711 m

Nearby health

Phlebotomy / Blood Tests659 m
Kingston Hospital723 m
Triangle Dental Clinic946 m
Food hygiene (5-star)80% of 10

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
95

High street

E

High street health

Registered businesses

AUIGNON LIMITED
CRYSTAL PROPERTY INCOME LIMITED
FEATHERSTONE CAPITAL LTD
K K INVESTMENT LTD
KK INVESTMENT PROPERTIES LIMITED

+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

36.9

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,869m
Crossrail 2 route4,645m

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)
4
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
26
Local approval rate
62%
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
53, 53, Coombe Lane West, KT2 7EU2 homes
completed
4A (Tree Tops), 4A (Tree Tops), The Drive, KT2 7NY1 homes
completed
Mulberry, 4, Brook Gardens, KT2 7ET1 homes
completed
80, 80, COOMBE LANE WEST, KT2 7DA1 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

Live in KT2 7NY? 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 7NY.
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 7NY

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

No spam. Unsubscribe anytime.

Key facts for KT2 7NY

Full postcodeKT2 7NY
Postcode districtKT2
BoroughLondon Borough of Kingston upon Thames
WardCoombe Hill
Latitude51.416704
Longitude-0.272688
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