— ACRERIGHT AREA REPORT · STREET

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High Coombe Place

⇄⌂

14 recorded sales · median £1,280,000 · Kingston upon Thames

↑ Kingston upon Thames (district)

Kingston upon Thames Council · Liberal Democrat-controlled 44/48 seats · 92% · OCD 2026

Overview Valuation Safety Who lives here Schools Health Getting around Environment Amenities & economy

69/100

Good

AcreRight area score · our comparison, not an official rating

£1.3m

median price

7.2

crimes per 1,000 residents each month

£1.3m

median sold price

12.7 yrs

of local pay to buy

20 min

London — fastest

rail stations

grammar schools

schools total

7.2

crimes per 1,000 residents each month

365

Violence — most

15.2

NO₂ · WHO 10

11.5%

in a flood zone

685

green spaces

7.8

PM2.5 · WHO 5

386

eat & drink

101

shops

83.8%

gigabit

gyms & leisure

Tiles show street’s own prices; crime, schools, transport, health & amenities are shown for the wider area — each tab labels its source.

Score by what matters: AffordabilityCommuteSchoolsSafetyEnvironmentAmenities

Sold price trend

Not enough history to chart yet.

⌄ On this street: every recorded sale is listed under Cost — this is the finest level we hold. Everything else is shown for the wider Kingston upon Thames, clearly labelled.

What's happening here

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All figures, sources and dates

Prices2026-07-21

Affordability2025

Council tax & governance2026/27 (tax); 2025 (control)

Crime2026-06

Deprivation2025

Census2021

Schools2026

Health2026/2025

Transport2026

Broadband2024-07

Environment2023–24

Ground checks2022–25

Heritage & planning2026

Amenities2026

Companies2026-07-01

Keep exploring

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What does it cost? This street

A typical home here sells for £1,280,000. That's about 12.7× local earnings — around the 14.1× five-year average.

Sold price history

Not enough history to chart yet.

Median sold price · median of all 14 sales£1,280,000

HM Land Registry Price Paid

By property type

Too few sales by type to chart.

Typical home price compared with annual local pay12.7× · five-year average 14.1×

HM Land Registry, 12 months

Home ownership61%

Owned outright

28%

With a mortgage

33%

Private rented

27%

Social rented

11%

Households owning their home · ONS Census 2021

Council tax£2,608

Your band:

Royal Borough of Kingston upon Thames£2,098

Greater London Authority£511

Council tax bands A–H

Band A£1,739

Band B£2,029

Band C£2,318

Band D (baseline)£2,608

Band E£3,188

Band F£3,767

Band G£4,347

Band H£5,216

Full-year charge for every band, derived from Band D at the statutory ratios (A = 6/9 of Band D … H = 18/9). MHCLG 2026/27.

Pick your band — the breakdown recalculates · MHCLG 2026/27 · hand-curated each April

Neighbourhood prices in Kingston upon Thames how High Coombe Place compares · from Kingston upon Thames

⌃ Fastest 5-yr growth: Hook +17.7%

Neighbourhood	Median price	5-year change	Sales, 12m
Hook	£500,000	+17.7%	332
Motspur Park	£645,000	+17.2%	175
Tolworth	£630,000	+15.2%	167
Hampton Wick	£485,500	+15.2%	126
Berrylands	£745,000	+15.1%	169
Ham	£933,500	+12.1%	84
Kingston Vale	£950,000	+11.8%	48
New Malden	£590,000	+9.8%	329
Chessington	£433,750	+9.8%	172
Oakhill	£450,000	+9.6%	236
Riverhill	£500,000	+8.8%	71
Norbiton	£615,000	+8%	546
Surbiton	£435,000	+1.6%	296
Kingston upon Thames	£500,000	+1.1%	241
Old Malden	£640,000	-2.5%	92
Coombe	£1,220,000	-4.3%	85
Seething Wells	£410,000	-13.3%	184

Sorted by 5-year change — click a row → the map flies there; click the name → its full report · HM Land Registry, 12 months

Homes in High Coombe Place — sold prices

Filters

Address	Type	Beds	EPC	Price	Date
3, High Coombe Place Warren Cutting	Detached	—	—	£4,380,000	Jul 2022
5 HIGH COOMBE PLACE WARREN CUTTING	Detached	—	—	£3,300,000	Nov 2021
4, High Coombe Place Warren Cutting	Detached	—	—	£3,300,000	Jun 2016
6 HIGH COOMBE PLACE	Detached	—	—	£2,950,000	Nov 2014
1, High Coombe Place Warren Cutting	Detached	—	—	£2,175,000	Dec 2013
3, High Coombe Place Warren Cutting	Detached	—	—	£1,900,000	Aug 2012
8 HIGH COOMBE PLACE	Detached	—	—	£1,400,000	Apr 2005
2 High Coombe Place Warren Cutting	Detached	—	—	£1,175,000	Aug 2004
4, High Coombe Place Warren Cutting	Detached	—	—	£1,385,000	Mar 2002
8 HIGH COOMBE PLACE	Detached	—	—	£1,075,000	May 2001
3, High Coombe Place Warren Cutting	Detached	—	—	£1,050,000	May 2000
8 HIGH COOMBE PLACE	Detached	—	—	£830,000	Aug 1999
4, High Coombe Place Warren Cutting	Detached	—	—	£895,000	Nov 1996
6 HIGH COOMBE PLACE	Detached	—	—	£950,000	Sep 1996

Show all sales ↓

14 recent sales — showing 10 · Search & browse every home →

Type a street, address or postcode to narrow this list; clear to see the latest sales. Click any home → its full report (sale history, EPC, estimate). Beds inferred from floor area · HM Land Registry + EPC

How safe is it? from Kingston upon Thames

Crime runs at 7.2 per 1,000 residents a month. Like most places with a retail centre, offences cluster where the shops are, not where people live.

Crime rate

Per 1,000 / month7.2

Street-level counts · police.uk, last 12 months

By category, 12 months from Kingston upon Thames

Violence & sexual offences

365

Anti-social behaviour

292

Shoplifting

127

Vehicle crime

Public order

Other theft

Recorded crimes by category across the whole Kingston upon Thames district, last 12 months · police.uk / Home Office

Where crime clusters

police.uk publishes anonymised "on or near" points, not named hotspots. The map above shows where they cluster, with the crime layer on.

Clusters of anonymised on-or-near markers, not addresses · police.uk

Who lives here? from Kingston upon Thames

Population168,063

ONS Census 2021 (Nomis) · this neighbourhood

Relative deprivation — this area's neighbourhoods average 8/10 · little changed since 2019. A higher number means less deprivation. Roughly 75% of English neighbourhoods fall in more-deprived bands.

Full deprivation breakdown — all seven domains

DEPRIVATION

IMD decile 8/10

12345678910

WHAT THIS MEANSThis area scores 8/10 on the Index of Multiple Deprivation — less deprived than most (averaged across its neighbourhoods). About 75% of neighbourhoods in England are more deprived than this area. The scale runs 1 (most deprived 10%) to 10 (least deprived).

SINCE 2019Was IMD decile 8 in 2019 — little changed since.

The seven things the index measures, each on the same 1–10 scale (higher = better). A low bar shows where the deprivation actually is.

Income

6.5/10

Employment

7.3/10

Education & skills

8.1/10

Health & disability

8.3/10

Crime

6.9/10

Housing & services

8.8/10

Living environment

3.7/10

Index of Multiple Deprivation 2025 (MHCLG), averaged over the LSOAs in this area. · IoD2025

Figures for the wider Kingston upon Thames — the same across neighbouring areas. This page's own prices, crime and streets are shown in full on their tabs.

Employment rate · residents aged 16+62%

Unemployment · economically active residents5.9%

Degree-level (Level 4+)51%

Good or very good health87%

Own their home61%

Median age38.7

Born outside the UK34%

See the full Kingston upon Thames report →

ONS Census 2021 · wider district

Schools This street

100% of the 4 nearest inspected schools are rated Good or Outstanding. Catchments shown are the council-published ones where held, estimates otherwise — always labelled.

Ofsted

4 of 4 inspected schools rated Good or Outstanding
of the 4 nearest inspected schools

GIAS + Ofsted · post-Sept-2024 inspections show "Inspected — see report"

Catchments

Likely-nearest catchment line per school where councils publish polygons; estimated by distance otherwise — always labelled which.

Council catchment polygons + GIAS

Nearest schools 25 nearest schools

AllPrimarySecondaryGrammarNursery

School	Phase	Ofsted	Distance
Marymount International School	Secondary	—	0.4 km
Rokeby School	All-through	—	0.4 km
Coombe Hill Infant School	Primary	Inspected '24 — see report	0.5 km
Coombe Hill Junior School	Primary	Outstanding ('23)	0.5 km
Holy Cross Preparatory School	Primary	—	0.6 km
Canbury School	Secondary	—	0.8 km
Millie's House	Nursery	Good ('25)	0.8 km
Robin Hood Primary and Nursery School	Primary	Good ('24)	0.9 km
Coombe Girls' School	Secondary	Good ('24)	1.1 km
Honey Bees Staff Day Nursery	Nursery	Good ('24)	1.3 km
Alexandra Primary School	Primary	Outstanding ('23)	1.4 km
St Paul's CofE Primary School, Kingston Hill	Primary	—	1.5 km
One Nine Seven Park Nursery	Nursery	Good ('21)	1.5 km
Coombe Day Nursery LTD	Nursery	—	1.5 km
Acacia Pre-School	Nursery	Good ('22)	1.6 km
Garden House Nursery School	Nursery	Good ('22)	1.6 km
197 Early Years Nursery	Nursery	Good ('25)	1.6 km
St Matthew's CofE Primary School	Primary	—	1.6 km
Little Forest Folk	Nursery	Good ('21)	1.6 km
Millie's House Nursery & Pre-School	Nursery	Good ('22)	1.7 km
Christ Church New Malden CofE Primary School	Primary	—	1.8 km
Corpus Christi Catholic Primary School	Primary	Inspected '24 — see report	1.8 km
Hummingbirds Montessori School	Nursery	Outstanding ('22)	1.8 km
Oranges & Lemons Nursery School	Nursery	Outstanding ('20)	1.8 km
King's Oak Primary School	Primary	—	1.8 km

Nearest first · type to search all schools, or filter by phase · click a school → its full report page · GIAS + Ofsted

Health This street

nearest GP surgeries · nearest 1.2 km
NHS ODS

nearest dentists · nearest 1.3 km
NHS ODS

nearest pharmacies · nearest 1.2 km
NHS ODS

16 of 17 CQC-rated providers nearby are Good or Outstanding.

Nearest GPs, dentists & pharmacies

AllGPsDentistsPharmacies

Name	Type	CQC rating	Distance
Groves Medical Centre	GP	—	1.2 km
Groves Pharmacy	Pharmacy	—	1.2 km
Fairhill Medical Practice	GP	Good ('17)	1.2 km
Princess Alexandra Dental Unit	Dentist	—	1.3 km
Princess Alexandra Wing	Dentist	Good ('17)	1.3 km
The Cherrytree Dental Care	Dentist	—	1.4 km
Aura Dental Excellence	Dentist	—	1.4 km
Haria Pharmacy	Pharmacy	—	1.4 km
Colosseum Dental (Triangle)	Dentist	—	1.4 km
Coombe Hill Pharmacy	Pharmacy	—	1.4 km
Kingston Hill Dental Practice	Dentist	—	1.6 km
Groves Dental Centre	Dentist	—	1.6 km
Churchill Medical Centre	GP	Good ('23)	1.7 km
Lindsay Chemist	Pharmacy	—	1.7 km
Pearl Dental Clinic	Dentist	—	1.7 km
Dental Surgery	Dentist	—	1.8 km
Sns Dental Practice	Dentist	—	1.9 km
Dr Rupa Patel Dental Surgery	Dentist	—	1.9 km
Drugsmith Pharmacy	Pharmacy	—	2.1 km
The White House Dental Practice	Dentist	—	2.1 km
Canbury & Berrylands Surgery	GP	—	2.2 km
Herman'S Pharmacy	Pharmacy	—	2.2 km
Dental Surgery	Dentist	—	2.3 km
Kingston Dental Office	Dentist	—	2.3 km
Laurel Pharmacy	Pharmacy	—	2.3 km
Westbury Dental Practice	Dentist	—	2.3 km
Hawks Pharmacy	Pharmacy	—	2.3 km
Boots	Pharmacy	—	2.3 km
Your Pharmacy	Pharmacy	—	2.3 km
Dental Surgery	Dentist	—	2.4 km
Tudor Drive Pharmacy	Pharmacy	—	2.4 km
Dental Surgery	Dentist	—	2.5 km
Kingston Orthodontics	Dentist	—	2.5 km
St Albans Medical Centre	GP	Good ('17)	2.5 km
Asda Pharmacy	Pharmacy	—	2.5 km
The Park Clinic	Dentist	—	2.6 km
Fountain Pharmacy	Pharmacy	—	2.6 km
Lambton Road Medical Practice	GP	Good ('17)	2.6 km
Raynes Park Pharmacy	Pharmacy	—	2.6 km
Holmwood Corner Surgery	GP	Good ('17)	2.6 km
Roselawn Surgery	GP	Good ('17)	2.7 km
The Fountain Dental Practice	Dentist	—	2.7 km
Tesco Instore Pharmacy	Pharmacy	—	2.7 km
Barkers Chemist	Pharmacy	—	2.7 km
Kingston Health Centre	GP	—	2.7 km
Trident Pharmacy	Pharmacy	—	2.8 km
Confident Dental Practice	Dentist	—	2.8 km
60 Eden Street Dental Surgery	Dentist	—	2.8 km
Wimbledon Dental Care	Dentist	—	2.8 km
Raynes Park Pharmacy	Pharmacy	—	2.8 km
Boots	Pharmacy	—	2.8 km
Boots	Pharmacy	—	3.0 km
Ruparels Dental Surgery	Dentist	—	3.0 km
Ham Parade Pharmacy	Pharmacy	—	3.1 km
Bright Smile Dental Care (K)	Dentist	—	3.1 km
Ridgway Pharmacy	Pharmacy	—	3.2 km
Hampton Wick Surgery	GP	—	3.3 km
Grand Drive Surgery	GP	Good ('17)	3.3 km
Wimbledon Village Surgery	GP	Good ('16)	3.3 km
The Kingston Pharmacy	Pharmacy	—	3.3 km
West Barnes Surgery	GP	Good ('18)	3.4 km
Griffiths Pharmacy	Pharmacy	—	3.4 km
Wimbledon Pharmacy	Pharmacy	—	3.5 km
Mayfield Surgery	GP	—	3.7 km
Alton Practice	GP	Good ('22)	3.7 km
Danebury Avenue Surgery	GP	Good ('17)	3.8 km
Roehampton Surgery	GP	Good ('18)	3.8 km
Francis Grove Surgery	GP	—	4.0 km
Berrylands Surgery	GP	Good ('16)	4.0 km
Brunswick Surgery	GP	Good ('22)	4.0 km
Central Surgery	GP	Requires improvement ('22)	4.0 km
Gp Led Dermatology Service	GP	—	4.0 km
Langley Medical Practice	GP	—	4.0 km
Nelson Medical Practice	GP	Good ('23)	4.1 km
Alexandra Road Surgery	GP	—	4.2 km

Nearest first · type to search, or filter by type · click a provider → its full page · NHS ODS + CQC · — = not CQC-rated (e.g. pharmacies)

Getting around from Kingston upon Thames

5 nearest stations; the fastest to London is 20 min from Raynes Park Rail Station.

Rail — 5 nearest stations

Station	Distance	To London	Fastest
Norbiton Rail Station	0.9 mi	London Waterloo	28 min
New Malden Rail Station	1.2 mi	London Waterloo	23 min
Kingston Rail Station	1.6 mi	London Waterloo	30 min
Berrylands Rail Station	1.6 mi	London Waterloo	27 min
Raynes Park Rail Station	1.7 mi	London Waterloo	20 min

Nearest first (miles from the area centre) · fastest London time in bold — from Raynes Park Rail Station (20 min) · click a station → its page · National Rail

Travel to work

Work from home

47%

Drive

27%

Public transport

14%

Walk or cycle

10%

Census travel-to-work — how residents commute

EV charging8 points

Per 10,000 residents0.5

National Chargepoint Registry · pins on the map · speed split (rapid/fast/slow) pending NCR field ingestion

Environment from Kingston upon Thames

Air quality

NO₂

15.2

— WHO guide

PM2.5

7.8

— WHO guide

µg/m³ annual mean · DEFRA

Ground checks

Surface water 1-in-1001.8%

Flood zone11.5% of postcodes

Radonup to <1% of homes

Historic landfill12 sites within ~1 km

EA · UKHSA/BGS · Mining Remediation Authority — indicative, not a property search

Transport noise (Defra)

Road & rail noise bands (≥55 / ≥65 dB Lden) are being added — not yet available for this area. They cover major sources only; "not mapped" ≠ "quiet".

Defra strategic noise mapping

Heritage & green space

Listed buildings163

Conservation areas28

Green belt17.1%

Green spaces685

Historic England · OS Open Greenspace

Amenities from Kingston upon Thames

What's here

Category	Count	Note
Eat & drink	386	89% hygiene 4★+ (FSA)
Shops	101	supermarkets & convenience stores
Gyms, leisure & playgrounds	46	—
Green spaces & parks	685	filled areas on the map

OSM + FSA

Broadband

Gigabit

83.8%

Superfast

96.6%

Ultrafast

86.2%

% of premises · Ofcom Connected Nations

Local economy from Kingston upon Thames

Figures for the wider Kingston upon Thames — the same across neighbouring areas. This page's own prices, crime and streets are shown in full on their tabs.

Unemployment rate5.9%

In work (employment rate)62.1%

Companies registered here16,239

New incorporations (12m)1,826

Property companies (SPVs)1,922

See the full Kingston upon Thames report →

Companies House + ONS Census 2021 · wider district