Coombe Vale · Kingston upon Thames · Kingston and Surbiton constituency · 51.40350, -0.26308

KT3 3BY— Coombe Vale, Kingston upon Thames

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

Strong, well-rated schools nearby

 

Bottom 25% LondonSchools 100%Safety 88/100Transport 35/100Yield 3.82%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
70
Safety
88
Schools
90
Transport
35
Environment
61
Investment
48

The bottom line

KT3 3BY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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 3BY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+11.2% vs London avg
vs London crime-65.0% vs London avg

Deep-dive guides for KT3 3BY

🛡️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

“Strong, well-rated schools nearby”

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How KT3 3BY 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 · 3 min walk

KS2: 107.0

★★

Secondary

The Holy Cross School

Good · Inspected May 2022 · 8 min walk

P8: +0.95A8: 58.7

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

23.0 incidents per 1,000 residents

Better than 84% of London
→ Stable

-61% vs borough

Crime by type

Anti-social behaviour30%
Violence & sexual offences28%
Other25%
Vehicle crime15%
Burglary3%
Drug offences0%
Theft0%
Robbery0%

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Malden Fire Station · 1.3km

Crime is 65% below London average

Property

Prices, sales volume and market trends

Avg floor area136.2 m²

EPC breakdown

C
3%
D
7%
E
2%
F
1%

Based on 13 properties · Confidence: medium

Street mix

Semi 45%Terraced 4%Detached 40%Flat 11%

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£340,500
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, 100 mm loft insulation
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

1995–2021 · CAGR

+8.4%

Total change

+712%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.8%

per year

Acceleration

-13.85

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 47 sales

Property Type Mix

Total: 47 sales

Detached40.4%
Semi-detached44.7%
Terraced4.3%
Flat/maisonette10.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£85k£177k+108.2%2.2
Post-dot-com plateau2001–2004£321k£520k+62%3
Pre-crash peak2006–2006£339k£339k+0%4
GFC & correction2008–2012£454k£503k+10.8%2.2
Help-to-Buy recovery2013–2016£850k£803k-5.6%1.7
Brexit uncertainty2018–2019£885k£665k-24.9%1.5
Pandemic surge2020–2021£725k£690k-4.8%1

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Detached

-0.3% alpha

Semi-detached+0% α
Local
8.7%
District
8.7%
Detached-0.3% α
Local
4.6%
District
4.9%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

59out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing3
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
6 min walk
Dundonald Road Tram StopTram
52 min walk
Wimbledon Underground StationDistrict
55 min walk
Wimbledon Tram StopTram
55 min walk
Merton Park Tram StopTram
56 min walk
No bus stops within 400m

30

Walkability score

28

Footpaths (500m)

0

Santander docks (800m)

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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park380m
Santander docks (800m)0
Nearest cycle dock5.1 km

Nearby car parks

🅿️
Waitrose· no
548m
🅿️
Blagdon Road Car Park· yes
741m
🅿️
Malden Centre Car Park· yes
784m

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: 16.0 µg/m³
Better than 87% of London
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.2 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 31%
Less green space than 79% of London

Nearest SSSI: Wimbledon Common SSSI — 3.8 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): 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

GROVES MEDICAL CENTRE

171 CLARENCE AVENUE, KT3 3TX

9 min walk

65%

Recommend GP

65%

Overall GP experience

5

GPs within 1km

9

Dentists within 1km

5

Care homes (1km)

Nearest hospitalThe Groves Medical Centre · 771 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

14

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Glasshouse (419 m)

Nearest supermarketM&S Food · 497 m
2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

2.0km

Post office

Nearby shops

Pimentas Meat & Groceries292 m
Londis357 m
Tesco Express423 m
Sainsbury's Local444 m

Nearby cafes

Cake & Bingsoo473 m
Malden Pocha504 m
fee-ka507 m
63 High St. Cafe509 m

Nearby restaurants

Tongdak370 m
K Town419 m
Chick and Beers (Coombe Road)423 m
Ohaio442 m

Nearby pubs

The Glasshouse419 m
Hanjan422 m
The Royal Oak554 m
The Watchman756 m

Nearby gyms

Malden Lime Grove Bowling Club346 m
Bounce Gym519 m
The Graham Spicer Institute537 m
Energym NEW MALDEN614 m

Nearby pharmacies

Hermans Pharmacy580 m
Boots634 m
Fountain Pharmacy809 m

Nearby health

52 the dental practice300 m
Love Teeth Dental Practice469 m
Groves Dental Centre481 m
The Groves Medical Centre771 m
Food hygiene (5-star)64% of 73

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
95

High street

E

High street health

Registered businesses

AVOUDE LTD
ERMAX LIMITED
FIFTY FOUNDATION
HARRISON INTERNATIONAL GROUP LTD
POSTLETHWAITE CONSULTANCY SERVICES LIMITED

+3 more

Investment

Investment grade, yield and market outlook

48

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 score21/100
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

41.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,283m
Crossrail 2 route4,418m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,159 nationally

1,738

Est. population

12,975/km²

69%

Employed

58%

Degree educated

£46,700

Median income

2.0%

Claimant rate

SuburbanHigh densityOwner occupiers / families

57

Community stability

Age profile

27%
13%
27%
20%
Under 1827%
18–3413%
35–4927%
50–6420%
65+13%

Tenure

35%
44%
17%
Own outright35%
Own (mortgage)44%
Private rent17%
Social rent4%
Shared ownership0%

Ethnicity

62%
13%
13%
White British62%
White Other13%
Asian13%
Black1%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine11%
No car household17%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent17%
Social rent4%

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)
16
Local approval rate
56%
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
40 homes · Former garage, 59, Former garage, 59, Kingston Road, New Malden, KT3 3PD
Pipeline pressure
NONE

Named schemes (500m)

52, 52, KINGSTON ROAD, KT3 3LZ31 homes
completed
56, 56, Kingston Road, New Malden, KT3 3LZ16 homes
completed
60-64, 60-64, ACACIA GROVE, KT3 3BU16 homes
completed
27-29, 27-29, CHESTNUT GROVE, KT314 homes
completed
63-69, 63-69, Kingston Road, New Malden, KT3 3PB11 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 3BY

Full postcodeKT3 3BY
Postcode districtKT3
BoroughLondon Borough of Kingston upon Thames
WardCoombe Vale
Latitude51.403495
Longitude-0.263078
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