Coombe Vale · Kingston upon Thames · Kingston and Surbiton constituency · 51.40471, -0.25865

KT3 3BJ— Coombe Vale, Kingston upon Thames

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

Strong, well-rated schools nearby

 

Top 5% LondonSchools 100%Safety 87/100Transport 44/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
75
Safety
87
Schools
90
Transport
44
Environment
62
Investment
46

The bottom line

KT3 3BJ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

KT3 3BJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+25.5% vs London avg
vs London crime-55.0% vs London avg

Deep-dive guides for KT3 3BJ

🛡️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🔒 Very Safe🍕 Buzzing

“Strong, well-rated schools nearby”

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How KT3 3BJ 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 · 7 min walk

KS2: 107.0

★★

Secondary

Coombe Girls' School

Good · Inspected May 2024 · 9 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 · 38 min walk

4 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

29.3 incidents per 1,000 residents

Better than 79% of London
→ Stable

-50% vs borough

Crime by type

Anti-social behaviour33%
Violence & sexual offences26%
Other22%
Burglary7%
Vehicle crime6%
Theft4%
Drug offences2%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: New Malden Fire Station · 1.1km

Crime is 55% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

KT3 district median

£470,750

Based on 117 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£8,077/m²
Price per ft²£750/ft²
Avg floor area93.1 m²

EPC breakdown

C
10%
D
11%
E
10%
F
3%

Based on 34 properties · Confidence: high

Street mix

Semi 44%Terraced 7%Detached 5%Flat 44%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£232,750
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)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,878
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+8.4%

Total change

+926%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.7%

per year

Acceleration

-56.16

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £450k–£500k · 43 sales

Property Type Mix

Total: 43 sales

Detached4.7%
Semi-detached44.2%
Terraced7%
Flat/maisonette44.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£67k£157k+135.3%1.5
Post-dot-com plateau2001–2004£247k£266k+7.7%2.5
Pre-crash peak2005–2007£350k£295k-15.7%2
GFC & correction2010–2012£478k£288k-39.8%4.5
Help-to-Buy recovery2013–2016£525k£419k-20.3%1.3
Brexit uncertainty2017–2018£410k£473k+15.2%1.5
Pandemic surge2020–2021£639k£566k-11.5%2
Rate-rise correction2022–2022£800k£800k+0%1
Current market2025–2025£683k£683k+0%2

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.3% alpha

Weakest performer

Semi-detached

-0.5% alpha

Flat/maisonette+1.3% α
Local
9.6%
District
8.3%
Semi-detached-0.5% α
Local
7.9%
District
8.4%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
New Malden→ Waterloo· 10 tph
25 min

Nearby stations

New MaldenNational Rail
3 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
51 min walk
No bus stops within 400m

50

Walkability score

64

Footpaths (500m)

0

Santander docks (800m)

4.9 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria45 min ↑
Waterloo ★40 min
Canary Wharf60 min ↑
City50 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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park229m
Santander docks (800m)0
Nearest cycle dock4.9 km

Nearby car parks

🅿️
Waitrose· no
343m
🅿️
Blagdon Road Car Park· yes
613m
🅿️
Malden Centre Car Park· yes
635m

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: 22.0 µg/m³ · PM2.5: 13.0 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: 12.9 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 19%
Below average green space

Nearest SSSI: Wimbledon Common SSSI — 3.6 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): None recorded

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

KINGSTON PRIMARY CARE EXTENDED SERVICE

4TH FLOOR, CI TOWER, ST. GEORGES SQUARE, KT3 4TE

3 min walk

5

GPs within 1km

10

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Groves Medical Centre · 654 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

173

Parks (1km)

32

Restaurants (800m)

14

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

4

Convenience

Nearest supermarketM&S Food · 348 m
1 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.8km

Post office

Nearby shops

Sainsbury's Local126 m
Tesco Express186 m
New Malden News301 m
Seoul Plaza315 m

Nearby cafes

fee-ka206 m
Cake & Bingsoo300 m
Cafe Mok322 m
Malden Pocha330 m

Nearby restaurants

Chick and Beers (Coombe Road)95 m
The Wok Express113 m
K Town121 m
Ohaio155 m

Nearby pubs

The Glasshouse109 m
Hanjan177 m
The Royal Oak314 m
The Watchman693 m

Nearby gyms

Malden Lime Grove Bowling Club245 m
The Graham Spicer Institute297 m
Bounce Gym316 m
Energym NEW MALDEN505 m

Nearby pharmacies

Hermans Pharmacy456 m
Boots533 m
Fountain Pharmacy771 m

Nearby health

Groves Dental Centre205 m
Love Teeth Dental Practice253 m
52 the dental practice365 m
The Groves Medical Centre654 m
Food hygiene (5-star)64% of 108

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

COCOJA LIMITED
KGP CONSULTANTS LTD
PROPOSE TECH LIMITED
RAGS & SVETS LIMITED
WILLIAM BURROWS CONSULTING LIMITED

Investment

Investment grade, yield and market outlook

46

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 score27/100
Right-to-buy sales (5yr)Owner-occupier growth signal95
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

63.7

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,965m
Crossrail 2 route4,082m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,679 nationally

1,846

Est. population

13,424/km²

66%

Employed

54%

Degree educated

£52,700

Median income

3.8%

Claimant rate

SuburbanHigh densityEstablished mixed

34

Community stability

Age profile

24%
20%
25%
18%
Under 1824%
18–3420%
35–4925%
50–6418%
65+13%

Tenure

21%
23%
47%
Own outright21%
Own (mortgage)23%
Private rent47%
Social rent9%
Shared ownership1%

Ethnicity

41%
19%
28%
White British41%
White Other19%
Asian28%
Black3%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine14%
No car household36%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Private rent47%
Social rent9%

vs. London

Income vs London+25.5%

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)
1
Major developments (800m)
0
Planning apps (12 months)
21
Local approval rate
71%
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)
2
Largest scheme
93 homes · 1, 1, Blagdon Road, KT3 4AG
Pipeline pressure
NONE

Named schemes (500m)

Coombe Road Service Station, 71-73, Coombe Road Service Station, 71-73, Coombe Road, KT3 4QN21 homes
completed
66-70, 66-70, Coombe Road, KT3 4QW20 homes
completed
77-83, 77-83, High Street, KT3 4BT19 homes
completed
60-64, 60-64, ACACIA GROVE, KT3 3BU16 homes
completed
58-64, 58-64, COOMBE ROAD, KT3 4QW15 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 3BJ

Full postcodeKT3 3BJ
Postcode districtKT3
BoroughLondon Borough of Kingston upon Thames
WardCoombe Vale
Latitude51.404707
Longitude-0.258647
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