Coombe Vale · Kingston upon Thames · Kingston and Surbiton constituency · 51.40541, -0.25783

KT3 4QF— Coombe Vale, Kingston upon Thames

Location and area intelligence for KT3 4QF, Coombe Vale, Kingston upon Thames

The family fortress

 

Top 5% LondonSchools 100%Safety 87/100Transport 44/100Yield 3.82%

Best for: Families

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Strong for families — high safety and school scores

Liveability
77
Safety
87
Schools
90
Transport
44
Environment
80
Investment
57

The bottom line

KT3 4QF offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

KT3 4QF

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 4QF

🛡️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🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

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How KT3 4QF 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 · 7 min walk

KS2: 107.0

★★

Secondary

Coombe Girls' School

Good · Inspected May 2024 · 8 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 · 39 min walk

4 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

5

Incidents (5yr)

Nearest station: New Malden Fire Station · 1.1km

Crime is 55% below London average

Property

Prices, sales volume and market trends

Avg floor area57.2 m²

EPC breakdown

B
2%
C
8%
D
10%
E
4%

Based on 24 properties · Confidence: medium

Street mix

Flat 100%

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£143,000
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2003–2021 · CAGR

+4.6%

Total change

+124%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.9%

per year

Acceleration

-30.92

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £125k–£150k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£137k£137k+0%5
Help-to-Buy recovery2013–2014£236k£305k+29.2%1
Brexit uncertainty2017–2017£357k£357k+0%1
Pandemic surge2021–2021£308k£308k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Flat/maisonette-0.2% α
Local
4.6%
District
4.8%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
2 min walk
Dundonald Road Tram StopTram
47 min walk
Wimbledon Underground StationDistrict
50 min walk
Wimbledon Tram StopTram
50 min walk
Merton Park Tram StopTram
51 min walk
No bus stops within 400m

49

Walkability score

64

Footpaths (500m)

0

Santander docks (800m)

4.8 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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park202m
Santander docks (800m)0
Nearest cycle dock4.8 km

Nearby car parks

🅿️
Waitrose· no
377m
🅿️
Blagdon Road Car Park· yes
656m
🅿️
Malden Centre Car Park· yes
669m

Connectivity

Broadband and mobile coverage

72%

Full fibre

14%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed133 Mbps
Median download133 Mbps
Superfast coverage72%
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: 12.8 km away✗ Not Green Belt✗ Not AONB67% green spaceTree canopy: 34%
More green space than 99% of London

Nearest SSSI: Wimbledon Common SSSI — 3.5 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

3 min walk

5

GPs within 1km

9

Dentists within 1km

Nearest hospitalThe Groves Medical Centre · 600 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

170

Parks (1km)

31

Restaurants (800m)

14

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

4

Convenience

Nearest supermarketM&S Food · 402 m
1 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

3

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 Local126 m
Tesco Express232 m
New Malden News313 m
Seoul Plaza362 m

Nearby cafes

fee-ka201 m
Cake & Bingsoo352 m
Cafe Mok363 m
Malden Pocha378 m

Nearby restaurants

The Wok Express83 m
Chick and Beers (Coombe Road)94 m
K Town148 m
Ohaio178 m

Nearby pubs

The Glasshouse129 m
Hanjan221 m
The Royal Oak238 m
The Watchman750 m

Nearby gyms

Malden Lime Grove Bowling Club244 m
The Graham Spicer Institute320 m
Bounce Gym353 m
Energym NEW MALDEN559 m

Nearby pharmacies

Hermans Pharmacy509 m
Boots588 m
Fountain Pharmacy833 m

Nearby health

Groves Dental Centre126 m
Love Teeth Dental Practice295 m
52 the dental practice457 m
The Groves Medical Centre600 m
Food hygiene (5-star)64% of 95

Business

Local businesses registered here

Active businesses
36
New (last 12 months)
6
Dissolved (last 12 months)
0
Industry diversity
28
3yr survival rate
100.0%
Right-to-buy sales (5yr)
95

High street

A

High street health

Registered businesses

ALI ANA CAPITAL LTD
AMEA METALS LTD
ARTAX LTD
DDDEV LTD
EQUIWELL LTD

+15 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

47.7

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,870m
Crossrail 2 route3,996m

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
No
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)
19
Local approval rate
74%
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)

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
77-83, 77-83, High Street, KT3 4BT19 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 4QF

Full postcodeKT3 4QF
Postcode districtKT3
BoroughLondon Borough of Kingston upon Thames
WardCoombe Vale
Latitude51.405414
Longitude-0.257830
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