Loading borough…
Neighbourhood profile
Coombe Vale
Kingston upon Thames, London
PocketsNew Malden West (north · Clarence Avenue)Norbiton East (Dickerage Recreation Ground · Clarence Avenue)Kingston Vale & Coombe HillNew Malden East
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.
- Strongest86Safety
Low recorded crime relative to the rest of London
- Also strong58Air & Quiet
Clean air and low ambient noise by London standards
- Watch out1Area development
Little recent major-development activity
At a glance
- 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 (18 food and drink, 22 other)
6 pockets across 4 named areas · coloured by overall score.See on full map ↗
This is one of 684 London wards
Find the London that fits you
Coombe Vale is one answer. The wizard scores all 684 wards against your budget, commute and priorities, then hands you a ranked shortlist of the areas that actually fit.
5 questions · about a minute · free
Browse listings
Coombe Vale, layer by layer
Every layer’s score is free. Seven deep-dives — here and on every area, one pass — unlock with the Day Pass ↓
Scores as of 23 Aug 2026 · prices to 2026 · crime to Jun 2026 · air 2022 · sources
Property prices & growth
49Better than 50% of London
How scores work - Purchase affordability30
- Rent affordability40
- Price momentum (5yr)60
- Activity (turnover)56
Locked
Prices, rent & trends
£ per square foot to buy, an estimated 2-bed rent, and decades of sale-price history for this ward.
For Coombe Vale: 80 sales recorded (2025)32-yr price trend £—
Safety
86Better than 99% of London
- Personal safety85
- Property crime89
- Anti-social behaviour84
Locked
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 Vale: personal, property & anti-social breakdown24-mo trend to Jun 2026counts —
Connectivity
27Better than 8% of London
Median public-transport access is basic (TfL PTAL 2.0 of 8 across this ward).
Locked
Connectivity deep-dive
Real TfL journey times to London's major hubs, plus this ward's transport access rank across London.
For Coombe Vale: — min by TfL to 8 major hubsaccess rank —
Air & Quiet
58Better than 66% of London
- Air quality68
- Quietness43
Locked
Air & noise deep-dive
NO₂, PM2.5 and road/rail noise for this ward, each against WHO / UK limits.
Cultural Signal
15Better than 22% of London
- Nightlife0
- Dining7
- Arts & culture0
- Retail & shops0
- Sports & recreation14
- Independent scene29
- Vitality (openings, diversity)31
40 open venues nearby — 18 food & drink, 22 other.
Locked
Culture deep-dive
What's open nearby — the venue mix, share of independents, and recent openings.
For Coombe Vale: the mix behind 40 open venues—% independent
Education
51Better than 38% of London
- Primary schools52
- Secondary schools50
Locked
School inspection history
Every school in this ward with its current Ofsted rating and multi-year trend.
For Coombe Vale: 5 schools, each with its inspection record
Heritage
8Better than 21% of London
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
43Better than 9% of London
- Green spaces56
- Waterways20
Largest green space: Dickerage Recreation Ground (2 ha). ~3 ha of green space in total.
Area development
1Better than 33% of London
Locked
Planning pipeline
Named recent approvals with homes and floorspace, the local homes pipeline, and the affordable share.
Unlock the full details
Unlock the full details for Coombe Vale — and every other London area
Day Pass or WAYB+ — either one unlocks your full shortlist and every area profile on the site, not just this page.
- 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 Vale
For Coombe Vale: 80 sales recorded (2025)32-yr price history £—24-mo crime trend to Jun 2026TfL times to 8 hubs — min5 schools' inspection records40 venues mapped
What unlocked sections look like · example ward, not this one
WAYB+ · month to month
- Everything in the Day Pass — kept on for your whole search
- “What’s changing” on every ward: new approvals, openings and closures, score shifts
- Cancel anytime
Day Pass · 24 hours
A day of full access — every area, your whole shortlist.
- Your full wizard shortlist, revealed
- Every area deep-dive: prices, crime by type, schools, air, commute
- The planning pipeline and cheaper lookalike areas
- Unlimited saves and shareable links
Already bought? Don't pay again — open the confirmation email from where are you based? and tap Restore access to sign back in on this device.
Make it personal
Coombe Vale might not even be your best match — run the wizard with your own budget and commute. About 90 seconds.
What's changing in Coombe Vale
Locked
What's changing (WAYB+)
The last 90 days here: new approvals, venue openings and closures, school inspections, score shifts. Subscription only.
Already bought? Don't pay again — open the confirmation email from where are you based? and tap Restore access to sign back in on this device.
Coombe Vale, quick answers
- Is Coombe Vale safe?
- Coombe Vale scores 86 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 Vale a good place to live?
- Coombe Vale scores 38 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 safety (86) and air & quiet (58); its weakest is area development (1). 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 Vale?
- Limited public-transport access: Transport for London rates the typical spot in Coombe Vale 2 on its 0–8 public-transport access scale, which puts the ward at 27 for connectivity relative to the rest of London.
- Is Coombe Vale expensive to buy in?
- Relative to the rest of London, Coombe Vale is among London's pricier areas: its purchase-affordability score is 6/20, where higher means cheaper per square foot (HM Land Registry sold prices matched to floor areas).
- What are the schools like near Coombe Vale?
- Coombe Vale scores 51 for education, based on Ofsted ratings and walking distance to the nearest rated primary and secondary schools. 3 schools within a kilometre hold an Outstanding rating.
Where else to look
Wards with a similar profile
- Whitton · Richmond upon Thames
- Motspur Park & Old Malden East · Kingston upon Thames
- Berrylands · Kingston upon Thames
Locked
Neighbourhood matches
Find areas that score like this one, with the price difference for each.
Nearby wards
- Coombe Hill · Kingston upon Thames
- Green Lane & St James · Kingston upon Thames
- New Malden Village · Kingston upon Thames
- Norbiton · Kingston upon Thames
More affordable, similar areas
- Hounslow South · HounslowMore affordable
- Crook Log · BexleyMore affordable
- East Wickham · BexleyMore affordable
- Barnehurst · BexleyMore affordable
Like Coombe Vale?
Find a London like this
See the London wards that score most like Coombe Vale — especially its Safety and Clean air & quiet.
One quick thing
Is this page accurate?
Got something we missed or got wrong about Coombe Vale? Let us know.