Coombe Vale · Kingston upon Thames · Kingston and Surbiton constituency · 51.40419, -0.25990

KT3 3BP— Coombe Vale, Kingston upon Thames

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

Strong, well-rated schools nearby

 

Top 8% LondonSchools 100%Safety 87/100Transport 43/100Yield 3.82%

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
74
Safety
87
Schools
90
Transport
43
Environment
60
Investment
57

The bottom line

KT3 3BP 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 3BP

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 3BP

🛡️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 3BP 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 · 5 min walk

KS2: 107.0

★★

Secondary

The Holy Cross School

Good · Inspected May 2022 · 9 min walk

P8: +0.95A8: 58.7

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 · 36 min walk

5 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: New Malden Fire Station · 1.2km

Crime is 55% below London average

Property

Prices, sales volume and market trends

Avg floor area107.3 m²

EPC breakdown

B
2%
C
2%
D
9%
E
8%
F
2%

Based on 23 properties · Confidence: medium

Street mix

Semi 65%Terraced 12%Detached 12%Flat 12%

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£268,250
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)
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

1997–2024 · CAGR

+2.8%

Total change

+110%

Market Activity

Price Velocity & Acceleration

Current Velocity

-64.4%

per year

Acceleration

-208.01

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 26 sales

Property Type Mix

Total: 26 sales

Detached11.5%
Semi-detached65.4%
Terraced11.5%
Flat/maisonette11.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£240k£165k-31.2%1
Post-dot-com plateau2002–2004£250k£337k+34.8%1.7
Pre-crash peak2005–2007£415k£339k-18.2%2.3
GFC & correction2010–2011£705k£277k-60.7%1
Help-to-Buy recovery2013–2016£430k£950k+120.9%1.3
Brexit uncertainty2017–2017£923k£923k+0%2
Pandemic surge2021–2021£583k£583k+0%1
Rate-rise correction2023–2023£1.42m£1.42m+0%1
Current market2024–2024£505k£505k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-7.8% alpha

Semi-detached-7.8% α
Local
4.8%
District
12.6%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing1
Trend Position100

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
49 min walk
Wimbledon Underground StationDistrict
52 min walk
Wimbledon Tram StopTram
53 min walk
Merton Park Tram StopTram
53 min walk
No bus stops within 400m

49

Walkability score

63

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

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park284m
Santander docks (800m)0
Nearest cycle dock4.9 km

Nearby car parks

🅿️
Waitrose· no
372m
🅿️
Blagdon Road Car Park· yes
620m
🅿️
Malden Centre Car Park· yes
650m

Connectivity

Broadband and mobile coverage

96%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download456 Mbps
Superfast coverage96%
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: 13.0 km away✗ Not Green Belt✗ Not AONB0% green spaceTree canopy: 28%
Less green space than 99% of London

Nearest SSSI: Wimbledon Common SSSI — 3.7 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

4 min walk

5

GPs within 1km

10

Dentists within 1km

4

Care homes (1km)

Nearest hospitalThe Groves Medical Centre · 691 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

126

Parks (1km)

31

Restaurants (800m)

14

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

3

Convenience

Nearest supermarketM&S Food · 352 m
1 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

2

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 Local212 m
Tesco Express221 m
Pimentas Meat & Groceries298 m
Seoul Plaza332 m

Nearby cafes

fee-ka282 m
Cake & Bingsoo311 m
Malden Pocha344 m
Cafe Mok344 m

Nearby restaurants

Chick and Beers (Coombe Road)189 m
K Town192 m
The Wok Express213 m
Ohaio220 m

Nearby pubs

The Glasshouse189 m
Hanjan216 m
The Royal Oak385 m
The Watchman679 m

Nearby gyms

Malden Lime Grove Bowling Club250 m
The Graham Spicer Institute341 m
Bounce Gym343 m
Energym NEW MALDEN501 m

Nearby pharmacies

Hermans Pharmacy456 m
Boots527 m
Fountain Pharmacy750 m

Nearby health

Love Teeth Dental Practice282 m
Groves Dental Centre287 m
52 the dental practice294 m
The Groves Medical Centre691 m
Food hygiene (5-star)64% of 113

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
95

High street

A

High street health

Registered businesses

CADENZA T LIMITED
GK-K GROUP LTD
INSPIRATION & ENERGY LTD
ISU-K CONSULTING LTD
K - KARANI GROUP LTD

+3 more

Investment

Investment grade, yield and market outlook

57

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score26/100
Right-to-buy sales (5yr)Owner-occupier growth signal95

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Future outlook

46.7

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,068m
Crossrail 2 route4,186m

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
Yes
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)
24
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)

Former garage, 59, Former garage, 59, Kingston Road, New Malden, KT3 3PD40 homes
completed
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
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 3BP

Full postcodeKT3 3BP
Postcode districtKT3
BoroughLondon Borough of Kingston upon Thames
WardCoombe Vale
Latitude51.404195
Longitude-0.259903
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