Coombe Hill · Kingston upon Thames · Kingston and Surbiton constituency · 51.43154, -0.26068

SW15 3RB— Coombe Hill, Kingston upon Thames

Location and area intelligence for SW15 3RB, Coombe Hill, Kingston upon Thames

The family fortress

 

Schools 100%Safety 81/100Transport 18/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
56
Safety
81
Schools
90
Transport
18
Environment
86
Investment
35

The bottom line

SW15 3RB offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 67 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

SW15 3RB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumOwner occupiers / families
Buyer fit: GoodInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+9.8% vs London avg
vs London crime-2.0% vs London avg

Deep-dive guides for SW15 3RB

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SW15 3RB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Robin Hood Primary and Nursery School

Good · Inspected Jun 2024 · 4 min walk

KS2: 104.6

★★

Secondary

Coombe Girls' School

Good · Inspected May 2024 · 30 min walk

P8: +0.73A8: 58.1

100% of local schools rated Good or Outstanding · based on 1 school within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Eastwood Nursery School

Not inspected · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

64.0 incidents per 1,000 residents

Better than 51% of London
→ Stable

+9% vs borough

Crime by type

Other40%
Violence & sexual offences33%
Anti-social behaviour11%
Drug offences4%
Vehicle crime4%
Burglary3%
Theft2%
Robbery2%

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 · 3.8km

Crime is 2% 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.

Price history

Sales (24 months)2
New build0.0%
Price per m²£5,095/m²
Price per ft²£473/ft²
Avg floor area236.8 m²

EPC breakdown

B
1%
C
6%
D
13%
E
6%

Based on 26 properties · Confidence: medium

Street mix

Semi 41%Detached 59%

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
Rebuild cost estimate£592,000
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,583
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.4%

Total change

+543%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.9%

per year

Acceleration

-61.10

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £500k–£600k · 34 sales

Property Type Mix

Total: 34 sales

Detached58.8%
Semi-detached41.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£180k£555k+208.3%1.2
Post-dot-com plateau2001–2004£470k£633k+34.6%1.3
Pre-crash peak2005–2007£455k£643k+41.2%3
GFC & correction2008–2011£1.10m£1.00m-8.6%1.3
Help-to-Buy recovery2014–2016£970k£1.38m+42.3%1
Brexit uncertainty2017–2018£1.00m£1.09m+9.2%1.5
Rate-rise correction2022–2022£850k£850k+0%1
Current market2024–2025£1.28m£1.16m-9.9%1.5

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Detached+0% α
Local
4%
District
4%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
New Malden→ Waterloo· 10 tph
25 min

Nearby stations

New MaldenNational Rail
38 min walk
Wimbledon Underground StationDistrict
49 min walk
Wimbledon Tram StopTram
50 min walk
Dundonald Road Tram StopTram
50 min walk
Southfields Underground StationDistrict
51 min walk
No bus stops within 400m

14

Walkability score

153

Footpaths (500m)

0

Santander docks (800m)

3.7 km

Nearest cycle dock

Central London commute times

London Bridge76 min ↑
Victoria72 min ↑
Waterloo ★67 min
Canary Wharf86 min ↑
City78 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

12

Car parks (800m)

0

EV chargers (800m)

Nearest car park305m
Santander docks (800m)0
Nearest cycle dock3.7 km

Nearby car parks

🅿️
Car Park F
305m
🅿️
Car Park G
307m
🅿️
Car Park D
381m
🅿️
Car Park C (KUSCO Only)
417m
🅿️
Car Park A
527m
🅿️
Broomfield Hill Car Park
564m
🅿️
Robin Hood Gate Car Park
650m
🅿️
Car Park B
662m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 10.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 64%
More green space than 99% of London

Nearest SSSI: Richmond Park SSSI — 1.6 km

Energy

Solar: 855 kWh/kWp/yr

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 yield854.6 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

GROVES MEDICAL CENTRE

171 CLARENCE AVENUE, KT3 3TX

30 min walk

65%

Recommend GP

65%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalNew Victoria Hospital · 1.8 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

70

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketM&S Food · 3.3 km
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

437m

Post office

Nearby restaurants

Eat Central382 m
Don Emilio Italian Restaurant432 m

Nearby pubs

Hannafords Student Bar281 m

Nearby gyms

REMPF Pavilion767 m
Food hygiene (5-star)70% of 10

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

35

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (1.6%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,500London avg: £1,950/mo
Gross yield
1.6% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score15/100
Right-to-buy sales (5yr)Owner-occupier growth signal95
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

30.9

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,245m
Crossrail 2 route3,949m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,189 nationally

1,501

Est. population

3,624/km²

58%

Employed

54%

Degree educated

£46,100

Median income

5.3%

Claimant rate

Inner cityMedium densityOwner occupiers / families

47

Community stability

Age profile

22%
21%
19%
20%
17%
Under 1822%
18–3422%
35–4919%
50–6420%
65+17%

Tenure

29%
35%
32%
Own outright29%
Own (mortgage)35%
Private rent32%
Social rent4%
Shared ownership1%

Ethnicity

37%
16%
18%
19%
White British37%
White Other16%
Asian18%
Black4%
Mixed6%
Other19%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine12%
No car household19%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent32%
Social rent4%

vs. London

Income vs London+9.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Planning apps (12 months)
4
Local approval rate
75%
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)
1
Largest scheme
56 homes · KINGSTON HILL PLACE, KINGSTON HILL PLACE, KINGSTON HILL, KT2
Pipeline pressure
NONE

Named schemes (500m)

FIRSWOOD HOUSE, FIRSWOOD HOUSE, KINGSTON VALE, SW15 3RN14 homes
completed
4-5, 4-5, Vale Parade, Kingston Vale, SW154 homes
completed
Land Rear of 30-32, Land Rear of 30-32, Bowness Crescent, SW152 homes
completed
East Dorincourt, East Dorincourt, Cedar Close, SW152 homes
completed
2, 2, Ullswater Close, SW15 3RF2 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
19.0%
Election year
2026
MP
Ed Davey (Liberal Democrat)
MP majority
17,155
Constituency
Richmond Park

Councillors

Rowena BassConservative
Ian GeorgeConservative

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Compare Kingston upon Thames with nearby boroughs:

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Key facts for SW15 3RB

Full postcodeSW15 3RB
Postcode districtSW15
BoroughLondon Borough of Kingston upon Thames
WardCoombe Hill
Latitude51.431543
Longitude-0.260677
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