Coombe Hill · Kingston upon Thames · Kingston and Surbiton constituency · 51.43160, -0.26600

SW15 3SD— Coombe Hill, Kingston upon Thames

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

The family fortress

 

Schools 100%Safety 85/100Transport 18/100

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
85
Schools
90
Transport
18
Environment
86
Investment
62

The bottom line

SW15 3SD 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 3SD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+9.8% vs London avg
vs London crime-41.0% vs London avg

Deep-dive guides for SW15 3SD

🛡️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 3SD 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 · 6 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 2 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Eastwood Nursery School

Not inspected · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

38.1 incidents per 1,000 residents

Better than 72% of London
→ Stable

-35% vs borough

Crime by type

Violence & sexual offences32%
Other21%
Anti-social behaviour19%
Vehicle crime9%
Drug offences6%
Theft6%
Burglary6%
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 · 3.9km

Crime is 41% below London average

Property

Prices, sales volume and market trends

Avg floor area197.5 m²

EPC breakdown

D
4%

Based on 4 properties · Confidence: low

Street mix

Semi 13%Detached 88%

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
Rebuild cost estimate£493,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £3,522
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2020 · CAGR

+5.8%

Total change

+264%

Market Activity

Price Velocity & Acceleration

Current Velocity

-32.2%

per year

Acceleration

-88.74

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £700k+ · 8 sales

Property Type Mix

Total: 8 sales

Detached87.5%
Semi-detached12.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£335k£495k+47.8%1
Post-dot-com plateau2002–2002£705k£705k+0%1
Pre-crash peak2007–2007£885k£885k+0%1
Help-to-Buy recovery2013–2016£980k£1.80m+83.7%1
Pandemic surge2020–2020£1.22m£1.22m+0%1

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 4

Good

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Norbiton→ Waterloo· 6 tph
31 min

Nearby stations

NorbitonNational Rail
31 min walk
Richmond (London) Rail StationMildmay · South Western Railway
54 min walk
Richmond Underground StationDistrict
54 min walk
Wimbledon Underground StationDistrict
54 min walk
Dundonald Road Tram StopTram
54 min walk
No bus stops within 400m

21

Walkability score

149

Footpaths (500m)

0

Santander docks (800m)

4.0 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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park204m
Santander docks (800m)0
Nearest cycle dock4.0 km

Nearby car parks

🅿️
Broomfield Hill Car Park
204m
🅿️
Car Park A
273m
🅿️
Car Park F
281m
🅿️
Car Park G
322m
🅿️
Car Park B
380m
🅿️
Car Park D
438m
🅿️
Car Park C (KUSCO Only)
453m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 55%
More green space than 99% of London

Nearest SSSI: Richmond Park SSSI — 1.4 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): 4

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

4

Care homes (1km)

Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Hannafords Student Bar (330 m)

Nearest supermarketM&S Food · 3.4 km
3 tennis courts

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)

686m

Post office

Nearby restaurants

Eat Central251 m
Don Emilio Italian Restaurant682 m
Pen Ponds Café905 m

Nearby pubs

Hannafords Student Bar330 m
Food hygiene (5-star)100% of 6

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

E

High street health

Investment

Investment grade, yield and market outlook

62

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
Gentrification score19/100
Right-to-buy sales (5yr)Owner-occupier growth signal95

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+13.2%

Rent growth (1yr)

Market liquidity

Future outlook

34.5

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,554m
Crossrail 2 route4,307m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,042 nationally

1,391

Est. population

2,498/km²

45%

Employed

49%

Degree educated

£46,100

Median income

2.0%

Claimant rate

Inner cityLow densityOwner occupiers / families

58

Community stability

Age profile

24%
18%
16%
19%
23%
Under 1824%
18–3418%
35–4916%
50–6419%
65+23%

Tenure

46%
32%
13%
Own outright46%
Own (mortgage)32%
Private rent13%
Social rent8%
Shared ownership0%
Rent free1%

Ethnicity

39%
17%
19%
18%
White British39%
White Other17%
Asian19%
Black4%
Mixed5%
Other18%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine11%
No car household11%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Private rent13%
Social rent8%

vs. London

Income vs London+9.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
3
Planning apps (12 months)
4
Local approval rate
50%
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
56 homes · KINGSTON HILL PLACE, KINGSTON HILL PLACE, KINGSTON HILL, KT2
Pipeline pressure
NONE

Named schemes (500m)

KINGSTON HILL PLACE, KINGSTON HILL PLACE, KINGSTON HILL, KT256 homes
completed
1, 1, Ullswater Close, London, SW15 3RF2 homes
completed
3, 3, Ullswater Close, SW15 3RF2 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:

Kingston upon Thames vs MertonKingston upon Thames vs Richmond Upon ThamesKingston upon Thames vs Sutton

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Key facts for SW15 3SD

Full postcodeSW15 3SD
Postcode districtSW15
BoroughLondon Borough of Kingston upon Thames
WardCoombe Hill
Latitude51.431604
Longitude-0.265997
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