Coombe Vale · Kingston upon Thames · Kingston and Surbiton constituency · 51.40332, -0.26554

KT3 3HH— Coombe Vale, Kingston upon Thames

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

Strong, well-rated schools nearby

 

Schools 100%Safety 88/100Transport 33/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
65
Safety
88
Schools
90
Transport
33
Environment
61
Investment
39

The bottom line

KT3 3HH 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 3HH

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 3HH

🛡️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 3HH 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 · 1 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 · 32 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Malden Fire Station · 1.5km

Crime is 65% 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£10,318/m²
Price per ft²£959/ft²
Avg floor area72.1 m²

EPC breakdown

B
2%
C
4%
D
15%
E
5%
F
1%

Based on 27 properties · Confidence: medium

Street mix

Semi 14%Terraced 48%Flat 39%

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£180,250
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)
Roof(another dwelling above)
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

1995–2025 · CAGR

+6.9%

Total change

+645%

Market Activity

Price Velocity & Acceleration

Current Velocity

-21.1%

per year

Acceleration

-64.27

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £75k–£100k · 40 sales

Property Type Mix

Total: 40 sales

Semi-detached15%
Terraced50%
Flat/maisonette35%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£83k£126k+53%2
Post-dot-com plateau2002–2004£142k£200k+41.3%2
Pre-crash peak2005–2007£199k£233k+16.8%3
GFC & correction2008–2012£183k£177k-3.3%1.7
Help-to-Buy recovery2013–2016£250k£615k+146%1
Brexit uncertainty2019–2019£538k£538k+0%1
Pandemic surge2021–2021£545k£545k+0%2
Current market2024–2025£780k£615k-21.2%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.6% alpha

Weakest performer

Flat/maisonette

-1.4% alpha

Terraced+0.6% α
Local
12.3%
District
11.7%
Flat/maisonette-1.4% α
Local
10.4%
District
11.8%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing6
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
54 min walk
Wimbledon Underground StationDistrict
57 min walk
Wimbledon Tram StopTram
58 min walk
Merton Park Tram StopTram
58 min walk
No bus stops within 400m

24

Walkability score

36

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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park209m
Santander docks (800m)0
Nearest cycle dock5.2 km

Nearby car parks

🅿️
Waitrose· no
713m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.3 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 28%
Below average green space

Nearest SSSI: Richmond Park SSSI — 4.4 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

10 min walk

65%

Recommend GP

65%

Overall GP experience

5

GPs within 1km

8

Dentists within 1km

5

Care homes (1km)

Nearest hospitalThe Groves Medical Centre · 834 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

22

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Glasshouse (591 m)

Nearest supermarketM&S Food · 655 m
1 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)

1.9km

Post office

Nearby shops

Londis346 m
Pimentas Meat & Groceries416 m
Tesco Express594 m
Sainsbury's Local616 m

Nearby cafes

Brewsters Coffee House437 m
King Cafe459 m
Private Shop524 m
Madeira Beach Cafe537 m

Nearby restaurants

Tongdak382 m
Jeju481 m
Moksha519 m
Smokings kitchen584 m

Nearby pubs

The Glasshouse591 m
Hanjan594 m
The Royal Oak683 m

Nearby gyms

Malden Lime Grove Bowling Club459 m
Bounce Gym685 m
The Graham Spicer Institute706 m
Park Tennis Kingston733 m

Nearby pharmacies

Hermans Pharmacy729 m
Boots773 m

Nearby health

52 the dental practice428 m
Tooth Doc601 m
Groves Dental Centre626 m
Love Teeth Dental Practice637 m
Food hygiene (5-star)63% of 64

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

DENARII CAPITAL LIMITED
PRICESCIENCE LIMITED

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 score19/100
Right-to-buy sales (5yr)Owner-occupier growth signal95
Sales last 12 months0

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

53.7

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,424m
Crossrail 2 route4,581m

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)
2
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Local approval rate
43%
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)
4
Largest scheme
68 homes · Crown House and land rear of, 165, Crown House and land rear of, 165, Kingston Road, New Malden, KT3 3ST
Pipeline pressure
NONE

Named schemes (500m)

60-64, 60-64, ACACIA GROVE, KT3 3BU16 homes
completed
33-37, 33-37, Elm Road, KT3 3HB7 homes
completed
120, 120, Kingston Road, New Malden, KT3 3ND7 homes
completed
126, 126, Kingston Road, New Malden, KT3 3ND5 homes
completed
72, 72, KINGSTON ROAD, NEW MALDEN, KT3 3NB5 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 3HH

Full postcodeKT3 3HH
Postcode districtKT3
BoroughLondon Borough of Kingston upon Thames
WardCoombe Vale
Latitude51.403316
Longitude-0.265544
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