KT2 7QE is in Coombe Hill, in the London Borough of Kingston upon Thames. It is located at coordinates 51.41296, -0.28402.

What borough is KT2 7QE in?

KT2 7QE is in the London Borough of Kingston upon Thames.

Is KT2 7QE in London?

Yes, KT2 7QE is in London. It is located in Coombe Hill, in the London Borough of Kingston upon Thames.

KT2 7QE has a low crime rate (70.0 incidents per 1,000 residents). Crime in this area has been rising. It is in the London Borough of Kingston upon Thames.

How good is transport in KT2 7QE?

KT2 7QE has a PTAL (Public Transport Accessibility Level) of 4, on a scale of 1a (lowest) to 6b (highest). There are 0 bus routes serving the area.

What are the schools like near KT2 7QE?

The nearest primary school to KT2 7QE is St Paul's CofE Primary School, Kingston Hill rated Not yet inspected by Ofsted. The nearest secondary school is Tiffin School (Ofsted: Good). LondonIQ shows Ofsted ratings and exam scores for all nearby schools.

What is the liveability score for KT2 7QE?

KT2 7QE has a liveability score of 68/100, placing it in the top 29% of London postcodes. The score combines safety, transport, schools, environment, and amenities data.

KT2 7QE — Norbiton Station, Crime & Schools

The bottom line

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

The catches: 46 min to waterloo — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city

LowYoung professionals

Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+26.0% vs London avg

vs London crime+8.0% vs London avg

Deep-dive guides for KT2 7QE

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

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“High-connectivity investment target”

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How KT2 7QE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

Education score

Excellent for families

★ Top school within 1km

—

Primary

St Paul's CofE Primary School, Kingston Hill

Not yet inspected · 6 min walk

KS2: 107.9

★★

Secondary

Tiffin School

Good · Inspected May 2022 · 10 min walk

P8: +0.86A8: 79.2

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Surbiton Hill Nursery School

Not inspected · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

70.0 incidents per 1,000 residents

Higher crime than 54% of London

↑ Rising 343.3%

+19% vs borough

Crime by type

Other32%

Anti-social behaviour29%

Violence & sexual offences19%

Vehicle crime7%

Burglary7%

Drug offences5%

Theft2%

Robbery2%

Stop & search

2.1

per 1,000 residents

→ Stable

trend

Road safety

Road safety score

Accidents (5yr)

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

Incidents (1yr)

Incidents (5yr)

Nearest station: Surbiton Fire Station · 2.5km

Crime is +8% above London average

Property

Prices, sales volume and market trends

Avg floor area47.7 m²

EPC breakdown

Based on 3 properties · Confidence: low

Street mix

Flat 80%Other 20%

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£119,250

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)

Roof(another dwelling above)

Heating fuelmains gas (not community)

GlazingFully double glazed

Council tax band Band DAnnual charge £2,113

Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2020 · CAGR

+3.1%

Total change

+67%

Market Activity

Price Velocity & Acceleration

Current Velocity

+29.7%

per year

Acceleration

+11.14

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

Era	Period	Start price	End price	Change	Avg sales/yr
Post-dot-com plateau	2003–2004	£144k	£156k	+8.3%	1
GFC & correction	2008–2008	£185k	£185k	+0%	1
Pandemic surge	2020–2020	£240k	£240k	+0%	1

Buyer vs Seller Score

Composite market conditions index 0–100

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

Above London average

Norbiton→ Waterloo· 6 tph

31 min

Nearby stations

NorbitonNational Rail

1 min walk

Dundonald Road Tram StopTram

67 min walk

Wimbledon Underground StationDistrict

68 min walk

Wimbledon Tram StopTram

69 min walk

Richmond (London) Rail StationSouth Western Railway · Mildmay

71 min walk

No bus stops within 400m

Walkability score

Footpaths (500m)

Santander docks (800m)

Central London commute times

London Bridge56 min ↑

Victoria51 min ↑

Waterloo ★46 min

Canary Wharf66 min ↑

City54 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

Car parks (800m)

EV chargers (800m)

Nearest car park41m

Santander docks (800m)0

Nearest cycle dock5.7 km

Nearby car parks

🅿️

Norbiton Rail Car Park

41m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree

Avg download speed500 Mbps

Median download450 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: 13.5 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 70%

More green space than 89% of London

Nearest SSSI: Richmond Park SSSI — 3.3 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

SELDOC HEALTHCARE

HANOVER HOUSE, 76 COOMBE ROAD, KT2 7AZ

1 min walk

GPs within 1km

Dentists within 1km

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 229 m

A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

Parks (1km)

Restaurants (800m)

Cafes (800m)

Pubs (400m)

Pharmacies (800m)

Gyms (1km)

Sports (1km)

Convenience

Nearest supermarketAldi · 1.2 km

8 tennis courts9 swimming pools2 sports halls

Nightlife (500m)

Nightclubs

Late-night venues

576 licensed premises in borough215 late-night refreshment licencesHome Office 2023/24

Libraries (1km)

Cinemas (2km)

712m

Post office

Nearby shops

Sainsbury's Local65 m

Coombe Express249 m

Jeffries254 m

Spar704 m

Nearby cafes

Nev’s Coffee58 m

Sandwich Shop234 m

Costa242 m

Fat Boys689 m

Nearby restaurants

Momtaz187 m

Fish! Kitchen208 m

Sultan's Shawarma219 m

Fortune Cookie223 m

Nearby pubs

The Black Horse228 m

The Norbiton357 m

The Albert367 m

The Bull & Bush661 m

Nearby gyms

Coombe Wood Lawn Tennis Club470 m

Sports Centre extension694 m

Tiffin Sports Centre697 m

Kingsmeadow Fitness & Athletics Centre871 m

Nearby pharmacies

Hawks Pharmacy840 m

Nearby health

Hanover House59 m

Kingston Satellite Dialysis Unit218 m

Kingston Hospital237 m

Kingston Hill Dental Practice270 m

Food hygiene (5-star)55% of 83

Business

Local businesses registered here

Active businesses

New (last 12 months)

Dissolved (last 12 months)

Industry diversity

3yr survival rate

100.0%

Right-to-buy sales (5yr)

High street

High street health

Investment

Investment grade, yield and market outlook

Investment score

Good

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 score20/100

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

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Future outlook

Price growth score

Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100

Bakerloo Extension route15,751m

Crossrail 2 route5,484m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,541 nationally

1,900

Est. population

2,543/km²

70%

Employed

66%

Degree educated

£52,900

Median income

2.9%

Claimant rate

Inner cityLow densityYoung professionals

Community stability

Age profile

23%

24%

27%

16%

Under 1823%

18–3424%

35–4927%

50–6416%

65+9%

Tenure

18%

30%

46%

Own outright18%

Own (mortgage)30%

Private rent46%

Social rent5%

Shared ownership0%

Rent free0%

Ethnicity

47%

22%

19%

White British47%

White Other22%

Asian19%

Black3%

Mixed6%

Other4%

Employment & lifestyle

Managerial / professional52%

Routine / semi-routine13%

No car household37%

Unemployed3%

No qualifications6%

Housing tenure (Census 2021)

Private rent46%

Social rent5%

vs. London

Income vs London+26.0%

Planning

Conservation areas and development

Conservation area

Article 4 area

Listed buildings (800m)

Live planning apps (800m)

Development activity

medium

Residential apps (800m)

Commercial apps (800m)

Major developments (800m)

Planning apps (12 months)

Local approval rate

70%

Borough approval rate

62%

Opportunity area

CIL rate (residential)

£165/m²

Coal mining risk area

Japanese knotweed sites (400m)

Housing pipeline (800m)

Homes approved

Under construction

Completed (3yr)

Largest scheme

83 homes · 2-16, 2-16, COOMBE ROAD, LONDON ROAD (144), KT2

Pipeline pressure

NONE

Named schemes (500m)

ROYAL EYE HOSPITAL, ROYAL EYE HOSPITAL, COOMBE ROAD, KT254 homes

completed

2-6, 2-6, GLOUCESTER ROAD, KT1 3SJ29 homes

completed

KINGSTON HOSPITAL, KINGSTON HOSPITAL, GALSWORTHY ROAD, KT227 homes

completed

15 (Kingstons House), 15 (Kingstons House), Coombe Road, KT2 7AB19 homes

completed

31-39, 31-39, Kingston Hill, KT2 7PU16 homes

completed

Politics

Local councillors and MP

Ward majority

Conservative

Ward majority vote

19.0%

Election year

2026

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 Merton Kingston upon Thames vs Richmond Upon Thames Kingston upon Thames vs Sutton

Key facts for KT2 7QE

Full postcodeKT2 7QE

Postcode districtKT2

BoroughLondon Borough of Kingston upon Thames

WardCoombe Hill

Latitude51.412958

Longitude-0.284017

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

Transport

for London

NHS

Digital

Companies

House

Royal

Mail

Food Standards

Agency

Ofcom

Met

Office

Ordnance

Survey

KT2 7QE— Coombe Hill, Kingston upon Thames

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

Location

Area Profile & Benchmarks

How KT2 7QE has changed

Schools

Safety

Property

Market History

Buyer vs Seller Score

Transport

Parking & EV

Connectivity

Environment

Climate

Health

Amenities

Business

Investment

Demographics

Planning

Politics

Resident Reviews

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Frequently asked questions

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Key facts for KT2 7QE

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