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Neighbourhood profile
Coombe Vale
Kingston upon Thames, London
Coombe Vale sits on the north-eastern edge of Kingston, a quiet interwar suburb between New Malden and the Coombe ridge, close to Kingston's boundary with Wimbledon Common. The character is low-density residential, with the A3 close to the north and the Beverley Brook running along the eastern edge. Safety is the headline strength — among the strongest in the batch — with crime rates well below the London middle. Four Grade II listings (23 Poplar Grove, the Royal Oak pub, garden walls at Cimero and Thatchers) give some texture, and a small conservation area covers under six per cent of the ward. The drawbacks are substantial. Green space is thin at under three hectares with Dickerage Recreation Ground the main anchor, and cultural amenity is very thin at eighteen food and twenty-one non-food venues — one of the quietest tallies in the batch. Public transport is moderate, served by Norbiton and Malden Manor stations rather than any Tube link.
6 small areas · coloured by overall score.See on full map ↗
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- Limited public-transport access
- 4 listed buildings
- 6% covered by a conservation area
- 3 schools rated Outstanding by Ofsted within 1 km
- Largest green space: Dickerage Recreation Ground (1.6 hectares)
- 40 open venues (19 food and drink, 21 other)
Coombe Vale score highlights
- Safety Low recorded crime relative to the rest of London (score 86/100).
- Air & Quiet Clean air and low ambient noise by London standards (score 58/100).
- Area development Little recent major-development activity (score 1/100).
Coombe Vale, layer by layer
Property prices & growth
50/ 100
- Purchase affordability35
- Rent affordability40
- Price momentum (5yr)57
- Activity (turnover)56
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Prices, rent & trends
£ per square foot to buy, an estimated 2-bed rent, and 30 years of sale-price history for this ward.
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Safety
86/ 100
- Personal safety83
- Property crime89
- Anti-social behaviour84
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Safety deep-dive
Crime broken down by category, with the 12-month trend for this ward.
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Connectivity
27/ 100
Median public-transport access is basic (TfL PTAL 2.0 of 8 across this ward).
Air & Quiet
58/ 100
- Air quality68
- Quietness43
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Air & noise deep-dive
NO₂, PM2.5 and road/rail noise for this ward, each against WHO / UK limits.
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- Unlimited saved areas and shareable links
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Cultural Signal
15/ 100
- Nightlife0
- Dining7
- Arts & culture0
- Retail & shops0
- Sports & recreation14
- Independent scene29
- Vitality (openings, diversity)38
40 open venues nearby — 19 food & drink, 21 other.
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Culture deep-dive
What's open nearby — the venue mix, share of independents, and recent openings.
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- Your wizard shortlist in full — top matches revealed, plus the near-misses and the one thing each missed
- Ward deep-dives: crime by category with the 12-month trend, air quality, culture breakdown
- Five-year price trend and school inspection history per ward
- Cheaper lookalike areas for any ward
- Unlimited saved areas and shareable links
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- “What’s changing” on every ward — planning approvals and venue openings/closures
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Education
52/ 100
- Primary schools52
- Secondary schools50
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School inspection history
Every school in this ward with its current Ofsted rating and multi-year trend.
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- Five-year price trend and school inspection history per ward
- Cheaper lookalike areas for any ward
- Unlimited saved areas and shareable links
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Heritage
12/ 100
4 listed buildings · 6% under a conservation area
- 23, Poplar GroveGrade II
- The Royal Oak Public HouseGrade II
- Garden and Boundary Walls to Cimero, Thatchers and WansbeckGrade II
From Historic England's National Heritage List for England.
Nature Access
43/ 100
- Green spaces56
- Waterways20
Largest green space: Dickerage Recreation Ground (2 ha). ~3 ha of green space in total.
Area development
1/ 100
What's changing in Coombe Vale
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What's changing (WAYB+)
Recent planning approvals and venue openings or closures for this ward. Subscription only.
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Neighbourhood matches
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Neighbourhood matches
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- Ward deep-dives: crime by category with the 12-month trend, air quality, culture breakdown
- Five-year price trend and school inspection history per ward
- Cheaper lookalike areas for any ward
- Unlimited saved areas and shareable links
WAYB+ · month to month
- Everything in the Day Pass, kept on while you search
- “What’s changing” on every ward — planning approvals and venue openings/closures
- Cancel anytime; access runs to the end of the month you paid for
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