Coombe Vale · Kingston upon Thames · Kingston and Surbiton constituency · 51.40316, -0.26788

KT3 3HF— Coombe Vale, Kingston upon Thames

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

Strong, well-rated schools nearby

 

Schools 100%Safety 88/100Transport 30/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
65
Safety
88
Schools
90
Transport
30
Environment
58
Investment
39

The bottom line

KT3 3HF 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 catches: high noise levels nearby and 48 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

KT3 3HF

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 3HF

🛡️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 3HF 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 · 2 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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 30 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Malden Fire Station · 1.6km

Crime is 65% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£7,328/m²
Price per ft²£681/ft²
Avg floor area77.8 m²

EPC breakdown

B
2%
C
4%
D
23%
E
11%

Based on 40 properties · Confidence: high

Street mix

Semi 74%Terraced 8%Detached 8%Flat 9%Other 1%

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£194,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+8.5%

Total change

+1150%

Market Activity

Price Velocity & Acceleration

Current Velocity

+56.9%

per year

Acceleration

+57.25

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £100k–£125k · 98 sales

Property Type Mix

Total: 98 sales

Detached8.2%
Semi-detached74.5%
Terraced8.2%
Flat/maisonette9.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£72k£141k+95.8%4.2
Post-dot-com plateau2001–2004£163k£263k+61.3%4
Pre-crash peak2005–2007£238k£281k+18.1%3
GFC & correction2008–2012£298k£283k-4.9%2.8
Help-to-Buy recovery2013–2016£314k£460k+46.5%1.7
Brexit uncertainty2017–2018£435k£500k+14.8%1.5
Pandemic surge2020–2021£450k£548k+21.6%5
Rate-rise correction2022–2023£554k£543k-2.1%5.5
Current market2024–2026£576k£900k+56.2%1.7

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0.2% alpha

Weakest performer

Terraced

+0.2% alpha

Semi-detached+0.2% α
Local
6.9%
District
6.7%
Terraced+0.2% α
Local
6.6%
District
6.4%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
10 min walk
Dundonald Road Tram StopTram
56 min walk
Wimbledon Underground StationDistrict
59 min walk
Wimbledon Tram StopTram
59 min walk
Merton Park Tram StopTram
60 min walk
No bus stops within 400m

29

Walkability score

40

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)

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Parking & EV

Car parks, spaces and charging points

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park59m
Santander docks (800m)0
Nearest cycle dock5.4 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 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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.4 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 13%
Less green space than 76% of London

Nearest SSSI: Richmond Park SSSI — 4.3 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

11 min walk

65%

Recommend GP

65%

Overall GP experience

2

GPs within 1km

7

Dentists within 1km

4

Care homes (1km)

Nearest hospitalThe Groves Medical Centre · 919 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 1.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

4

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Glasshouse (754 m)

Nearest supermarketM&S Food · 811 m
6 tennis courts2 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)

1.8km

Post office

Nearby shops

Londis411 m
Pimentas Meat & Groceries558 m
Coombe Food & Wine746 m
Tesco Express760 m

Nearby cafes

Brewsters Coffee House291 m
King Cafe296 m
Private Shop361 m
Madeira Beach Cafe373 m

Nearby restaurants

Jeju317 m
Moksha356 m
Smokings kitchen421 m
Tongdak460 m

Nearby pubs

The Glasshouse754 m
Hanjan757 m
The Royal Oak819 m

Nearby gyms

Park Tennis Kingston570 m
Malden Lime Grove Bowling Club593 m
King's College Sports Ground900 m
LSE Sports Ground1.1 km

Nearby health

Tooth Doc440 m
52 the dental practice571 m
Dr Rupa Patel706 m
Triangle Dental Clinic721 m
Food hygiene (5-star)63% of 70

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

COOMBE CONSULTING SERVICES LIMITED
FORST DESIGN AND DECORATING LTD
RY FITTER'S LIMITED
SPARKHOUND STUDIOS LTD
THE WALLPAPER HANGERS LTD

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

59.8

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,557m
Crossrail 2 route4,735m

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)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Local approval rate
47%
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)
300
Largest scheme
297 homes · 229-255 And 277-279 Kingston Road New Malden KT3 3SW, 235, 253, Kingston Road, KT3 3SW
Pipeline pressure
NONE

Named schemes (500m)

Crown House and land rear of, 165, Crown House and land rear of, 165, Kingston Road, New Malden, KT3 3ST68 homes
completed
LAND AT, LAND AT, NORTHCOTE ROAD, KT341 homes
completed
13-15, 13-15, South Lane, KT3 5HU7 homes
completed
33-37, 33-37, Elm Road, KT3 3HB7 homes
completed
120, 120, Kingston Road, New Malden, KT3 3ND7 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 3HF

Full postcodeKT3 3HF
Postcode districtKT3
BoroughLondon Borough of Kingston upon Thames
WardCoombe Vale
Latitude51.403162
Longitude-0.267879
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