Coombe Vale · Kingston upon Thames · Kingston and Surbiton constituency · 51.41004, -0.27002

KT3 3UB— Coombe Vale, Kingston upon Thames

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

Strong, well-rated schools nearby

 

Schools 100%Safety 85/100Transport 27/100Yield 3.82%

Best for: Families, Owner-occupiers

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

Liveability
56
Safety
85
Schools
90
Transport
27
Environment
59
Investment
48

The bottom line

KT3 3UB 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: 50 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

KT3 3UB

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+2.4% vs London avg
vs London crime-42.0% vs London avg

Deep-dive guides for KT3 3UB

🛡️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 3UB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Corpus Christi Catholic Primary School

Not yet inspected · Inspected Oct 2024 · 7 min walk

KS2: 110.1

★★

Secondary

Coombe Girls' School

Good · Inspected May 2024 · 6 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 · 35 min walk

5 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

37.8 incidents per 1,000 residents

Better than 73% of London
→ Stable

-36% vs borough

Crime by type

Other36%
Violence & sexual offences34%
Vehicle crime11%
Burglary8%
Anti-social behaviour7%
Drug offences2%
Robbery2%
Theft0%

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 · 2.1km

Crime is 42% below London average

Property

Prices, sales volume and market trends

Avg floor area130.2 m²

EPC breakdown

D
4%
E
1%

Based on 5 properties · Confidence: low

Street mix

Semi 55%Detached 46%

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£325,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1995–2024 · CAGR

+6.6%

Total change

+530%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.9%

per year

Acceleration

-37.33

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £600k–£700k · 11 sales

Property Type Mix

Total: 11 sales

Detached45.5%
Semi-detached54.5%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£183k£210k+15.1%1.3
Post-dot-com plateau2004–2004£448k£448k+0%1
Pre-crash peak2005–2007£630k£643k+2%1.5
GFC & correction2009–2009£850k£850k+0%1
Pandemic surge2021–2021£1.16m£1.16m+0%1
Current market2024–2024£1.15m£1.15m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
Norbiton→ Waterloo· 6 tph
31 min

Nearby stations

NorbitonNational Rail
13 min walk
Dundonald Road Tram StopTram
55 min walk
Wimbledon Underground StationDistrict
57 min walk
Wimbledon Tram StopTram
58 min walk
Merton Park Tram StopTram
60 min walk
No bus stops within 400m

5

Walkability score

6

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria56 min ↑
Waterloo ★50 min
Canary Wharf70 min ↑
City59 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park747m
Santander docks (800m)0
Nearest cycle dock5.1 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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 83% 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 AONB7% green spaceTree canopy: 55%
Below average green space

Nearest SSSI: Richmond Park 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): 3

Landslide susceptibility: Medium

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

7 min walk

65%

Recommend GP

65%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Groves Medical Centre · 605 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 1.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

0

Convenience

Nearest supermarketM&S Food · 1.3 km
6 tennis courts3 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.6km

Post office

Nearby shops

Coombe Food & Wine304 m
Tesco Express332 m
Londis776 m

Nearby cafes

Private Shop795 m
Sunshine Cafe815 m
Crave815 m
Madeira Beach Cafe825 m

Nearby restaurants

KingFish326 m
Jeju805 m
Smokings kitchen817 m
Moksha829 m

Nearby gyms

Gym720 m
Malden Lime Grove Bowling Club750 m
Park Tennis Kingston865 m
Coombe Wood Lawn Tennis Club910 m

Nearby health

Triangle Dental Clinic356 m
The New Malden Diagnostic Centre603 m
The Groves Medical Centre605 m
Tooth Doc784 m
Food hygiene (5-star)88% of 17

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

AMPUBLICITY LIMITED
ANDY DOWNEY CONSULTING LTD
CHILLWORTH ENGINEERING LIMITED
FRESHWINDOWCLEAN LTD
GAD MANAGEMENT LTD

+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 score15/100
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

23.5

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,176m
Crossrail 2 route4,606m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,291 nationally

1,612

Est. population

12,166/km²

60%

Employed

45%

Degree educated

£43,000

Median income

2.9%

Claimant rate

SuburbanHigh densityOwner occupiers / families

51

Community stability

Age profile

27%
16%
22%
19%
15%
Under 1827%
18–3416%
35–4922%
50–6419%
65+15%

Tenure

30%
31%
19%
19%
Own outright30%
Own (mortgage)31%
Private rent19%
Social rent20%
Shared ownership0%
Rent free0%

Ethnicity

41%
14%
30%
White British41%
White Other14%
Asian30%
Black2%
Mixed4%
Other9%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine20%
No car household20%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Social rent20%
Private rent19%

vs. London

Income vs London+2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Local approval rate
59%
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)
3
Largest scheme
41 homes · LAND AT, LAND AT, NORTHCOTE ROAD, KT3
Pipeline pressure
NONE

Named schemes (500m)

9a, 9a, The Triangle, Kingston upon Thames, KT1 3RT2 homes
completed
16, Branksome Way, KT3 3AU2 homes
completed
63, 63, Beechcroft Avenue, KT3 3EE2 homes
completed
1A, 1A, Crown Road, KT3 3UW1 homes
completed
Land Adjacent to 103, Land Adjacent to 103, The Crescent, KT3 3LE1 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 3UB

Full postcodeKT3 3UB
Postcode districtKT3
BoroughLondon Borough of Kingston upon Thames
WardCoombe Vale
Latitude51.410037
Longitude-0.270020
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