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Neighbourhood profile
Coombe Hill
Kingston upon Thames, London
PocketsKingston Vale & Coombe Hill (Coombe Conduit House · Wimbledon Common Extension · Wimbledon Common · Kingston Hill)Kingston Hill
Coombe Hill sits in the north of Kingston upon Thames on the slope above the A3 towards Wimbledon Common, a prosperous low-density ward of inter-war villas and golf courses. A fifth of the ward falls inside conservation area. The 23 listed buildings include two Grade II* Tudor conduit houses — Coombe Conduit and Gallows Conduit — which once supplied water to Hampton Court, plus the Grade II Cedar Court. Wimbledon Common provides 35 hectares of green space and total green reaches 63, safety scores well above the London median, and air quality is decent. The trade-offs are significant: public-transport access is almost none at the ward centre (the nearest stations are Norbiton and New Malden on the edges), only five outstanding-rated schools are within reach, culture is thin, and housing is very expensive.
- Strongest73Nature Access
Strong access to green space and waterways
- Also strong73Safety
Low recorded crime relative to the rest of London
- Watch out0Area development
Little recent major-development activity
At a glance
- Limited public-transport access
- 23 listed buildings
- 21% covered by a conservation area
- 2 schools rated Outstanding by Ofsted within 1 km
- Largest green space: Wimbledon Common (35.3 hectares)
- 51 open venues (21 food and drink, 30 other)
5 pockets across 2 named areas · coloured by overall score.See on full map ↗
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Coombe Hill, layer by layer
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Scores as of 23 Aug 2026 · prices to 2026 · crime to Jun 2026 · air 2022 · sources
Property prices & growth
45Better than 40% of London
How scores work - Purchase affordability50
- Rent affordability40
- Price momentum (5yr)31
- Activity (turnover)68
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Prices, rent & trends
£ per square foot to buy, an estimated 2-bed rent, and decades of sale-price history for this ward.
For Coombe Hill: 55 sales recorded (2025)32-yr price trend £—
Safety
73Better than 91% of London
- Personal safety68
- Property crime77
- Anti-social behaviour80
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Safety deep-dive
Every recorded crime type — burglary, robbery, vehicle crime and more — grouped into personal, property and anti-social behaviour, with the monthly trend for this ward.
For Coombe Hill: personal, property & anti-social breakdown24-mo trend to Jun 2026counts —
Connectivity
28Better than 10% of London
Median public-transport access is basic (TfL PTAL 2.0 of 8 across this ward).
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Connectivity deep-dive
Real TfL journey times to London's major hubs, plus this ward's transport access rank across London.
For Coombe Hill: — min by TfL to 8 major hubsaccess rank —
Air & Quiet
67Better than 80% of London
- Air quality60
- Quietness78
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Air & noise deep-dive
NO₂, PM2.5 and road/rail noise for this ward, each against WHO / UK limits.
Cultural Signal
14Better than 18% of London
- Nightlife0
- Dining0
- Arts & culture0
- Retail & shops0
- Sports & recreation7
- Independent scene14
- Vitality (openings, diversity)44
51 open venues nearby — 21 food & drink, 30 other.
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Culture deep-dive
What's open nearby — the venue mix, share of independents, and recent openings.
For Coombe Hill: the mix behind 51 open venues—% independent
Education
43Better than 8% of London
- Primary schools42
- Secondary schools44
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School inspection history
Every school in this ward with its current Ofsted rating and multi-year trend.
For Coombe Hill: 5 schools, each with its inspection record
Heritage
25Better than 42% of London
23 listed buildings · 21% under a conservation area
- Coombe Conduit HouseGrade II*
- Gallows Conduit House (in Grounds of Hampton Spring)Grade II*
- Cedar CourtGrade II
From Historic England's National Heritage List for England.
Nature Access
73Better than 86% of London
- Green spaces96
- Waterways30
Largest green space: Wimbledon Common (35 ha). ~63 ha of green space in total.
Area development
0Shared lowest band with 24% of London
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Planning pipeline
Named recent approvals with homes and floorspace, the local homes pipeline, and the affordable share.
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- Prices — £ per square foot, an estimated rent, and the ward’s full price history
- Safety — crime by type with its monthly trend
- Getting around — real TfL journey times to the big hubs
- Schools, air & noise — every school’s inspection record, air & noise against WHO limits
- What's next — the venue mix, what’s been approved to build nearby, and cheaper areas that score like Coombe Hill
For Coombe Hill: 55 sales recorded (2025)32-yr price history £—24-mo crime trend to Jun 2026TfL times to 8 hubs — min5 schools' inspection records51 venues mapped
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What's changing in Coombe Hill
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Coombe Hill, quick answers
- Is Coombe Hill safe?
- Coombe Hill scores 73 for safety, based on street-level recorded crime (police.uk) — one of London's safer wards on this measure. The score weighs personal safety, property crime and anti-social behaviour separately rather than ranking on one raw total, so the mix of crime matters as well as the volume.
- Is Coombe Hill a good place to live?
- Coombe Hill scores 41 overall when all nine data layers are weighted equally. The London comparison beside the score shows how that number ranks against every ward. Its strongest suits are nature access (73) and safety (73); its weakest is area development (0). Whether it suits you depends on what you weight — the same data re-ranked around your own priorities can read very differently.
- How well connected is Coombe Hill?
- Limited public-transport access: Transport for London rates the typical spot in Coombe Hill 2 on its 0–8 public-transport access scale, which puts the ward at 28 for connectivity relative to the rest of London.
- Is Coombe Hill expensive to buy in?
- Relative to the rest of London, Coombe Hill is mid-priced by London standards: its purchase-affordability score is 10/20, where higher means cheaper per square foot (HM Land Registry sold prices matched to floor areas).
- What are the schools like near Coombe Hill?
- Coombe Hill scores 43 for education, based on Ofsted ratings and walking distance to the nearest rated primary and secondary schools. 2 schools within a kilometre hold an Outstanding rating.
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Neighbourhood matches
Find areas that score like this one, with the price difference for each.
Nearby wards
- Coombe Vale · Kingston upon Thames
- Kingston Gate · Kingston upon Thames
- New Malden Village · Kingston upon Thames
- Norbiton · Kingston upon Thames
- Raynes Park · Merton
- Village · Merton
- East Sheen · Richmond upon Thames
- Ham, Petersham & Richmond Riverside · Richmond upon Thames
- Roehampton · Wandsworth
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