Coombe Vale · Kingston upon Thames · Kingston and Surbiton constituency · 51.40885, -0.26121

KT3 3AR— Coombe Vale, Kingston upon Thames

Location and area intelligence for KT3 3AR, Coombe Vale, Kingston upon Thames

The family fortress

 

Bottom 25% LondonSchools 100%Safety 85/100Transport 33/100Yield 3.82%

Best for: Families, Owner-occupiers

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

Liveability
69
Safety
85
Schools
90
Transport
33
Environment
79
Investment
47

The bottom line

KT3 3AR 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 catch: 48 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

KT3 3AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.2% vs London avg
vs London crime-46.0% vs London avg

Deep-dive guides for KT3 3AR

🛡️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 KT3 3AR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Christ Church New Malden CofE Primary School

Not yet inspected · 8 min walk

KS2: 107.0

★★

Secondary

Coombe Girls' School

Good · Inspected May 2024 · 3 min walk

P8: +0.73A8: 58.1

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 39 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

35.4 incidents per 1,000 residents

Better than 75% of London
→ Stable

-40% vs borough

Crime by type

Other29%
Violence & sexual offences26%
Anti-social behaviour19%
Vehicle crime13%
Burglary8%
Theft3%
Drug offences2%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Malden Fire Station · 1.6km

Crime is 46% below London average

Property

Prices, sales volume and market trends

Avg floor area123.2 m²

EPC breakdown

C
2%
D
7%
G
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 92%Flat 8%

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£308,000
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, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,583
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2021 · CAGR

+6.3%

Total change

+338%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.2%

per year

Acceleration

-92.63

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £500k–£600k · 13 sales

Property Type Mix

Total: 13 sales

Semi-detached92.3%
Flat/maisonette7.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£205k£251k+22.3%1.3
Pre-crash peak2007–2007£575k£575k+0%1
GFC & correction2009–2012£473k£595k+25.9%1
Help-to-Buy recovery2013–2015£750k£827k+10.2%1
Brexit uncertainty2018–2019£760k£1.25m+64.5%1
Pandemic surge2021–2021£898k£898k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
New Malden→ Waterloo· 10 tph
25 min

Nearby stations

New MaldenNational Rail
8 min walk
Dundonald Road Tram StopTram
48 min walk
Wimbledon Underground StationDistrict
51 min walk
Wimbledon Tram StopTram
51 min walk
Merton Park Tram StopTram
53 min walk
No bus stops within 400m

14

Walkability score

8

Footpaths (500m)

0

Santander docks (800m)

4.8 km

Nearest cycle dock

Central London commute times

London Bridge58 min ↑
Victoria53 min ↑
Waterloo ★48 min
Canary Wharf68 min ↑
City58 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park189m
Santander docks (800m)0
Nearest cycle dock4.8 km

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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.7 km away✗ Not Green Belt✗ Not AONB65% green spaceTree canopy: 34%
More green space than 99% of London

Nearest SSSI: Wimbledon Common 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): 1

Landslide susceptibility: Low

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 yield854.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

GROVES MEDICAL CENTRE

171 CLARENCE AVENUE, KT3 3TX

2 min walk

65%

Recommend GP

65%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Groves Medical Centre · 166 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

18

Sports (1km)

0

Convenience

Nearest supermarketM&S Food · 841 m
5 tennis courts9 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

2.9km

Post office

Nearby shops

Sainsbury's Local575 m
Tesco Express675 m
New Malden News761 m
Seoul Plaza806 m

Nearby cafes

fee-ka648 m
Cake & Bingsoo792 m
Cafe Mok809 m
Malden Pocha821 m

Nearby restaurants

The Wok Express531 m
Chick and Beers (Coombe Road)542 m
K Town594 m
Ohaio626 m

Nearby pubs

The Royal Oak246 m
The Glasshouse576 m
Hanjan664 m

Nearby gyms

Malden Lime Grove Bowling Club282 m
Gym668 m
The Graham Spicer Institute769 m
Bounce Gym801 m

Nearby pharmacies

Hermans Pharmacy950 m
Boots1.0 km

Nearby health

The Groves Medical Centre166 m
The New Malden Diagnostic Centre185 m
Groves Dental Centre335 m
Love Teeth Dental Practice740 m
Food hygiene (5-star)77% of 30

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
95

High street

E

High street health

Registered businesses

DDTA LTD

Investment

Investment grade, yield and market outlook

47

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score20/100
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

41.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,790m
Crossrail 2 route4,062m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,665 nationally

1,754

Est. population

6,121/km²

61%

Employed

63%

Degree educated

£46,700

Median income

1.7%

Claimant rate

SuburbanMedium densityOwner occupiers / families

59

Community stability

Age profile

27%
13%
22%
21%
17%
Under 1827%
18–3413%
35–4922%
50–6421%
65+17%

Tenure

42%
41%
15%
Own outright42%
Own (mortgage)41%
Private rent15%
Social rent2%
Rent free0%

Ethnicity

48%
26%
White British48%
White Other13%
Asian26%
Black1%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine10%
No car household12%
Unemployed2%
No qualifications8%

Housing tenure (Census 2021)

Private rent15%
Social rent2%

vs. London

Income vs London+11.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
21
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)
1
Largest scheme
21 homes · Coombe Road Service Station, 71-73, Coombe Road Service Station, 71-73, Coombe Road, KT3 4QN
Pipeline pressure
NONE

Named schemes (500m)

66-70, 66-70, Coombe Road, KT3 4QW20 homes
completed
58-64, 58-64, COOMBE ROAD, KT3 4QW15 homes
completed
27-29, 27-29, CHESTNUT GROVE, KT314 homes
completed
2, 2, SYCAMORE GROVE, KT3 3DQ4 homes
completed
52, 52, Sycamore Grove, KT3 3DQ3 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
15.9%
Election year
2026
MP
Ed Davey (Liberal Democrat)
MP majority
17,235
Constituency
Kingston and Surbiton

Councillors

Kim Natasha BaileyLib Dems
Brian Maxwell AustenLib Dems
Andrew SillettLib Dems

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Compare Kingston upon Thames with nearby boroughs:

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Key facts for KT3 3AR

Full postcodeKT3 3AR
Postcode districtKT3
BoroughLondon Borough of Kingston upon Thames
WardCoombe Vale
Latitude51.408854
Longitude-0.261207
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