Neighbourhood · Kingston upon Thames

Kingston Vale & Coombe Hill: house prices and how the area is changing

Official figures for the Kingston Vale & Coombe Hill neighbourhood of Kingston upon Thames, England (ONS area Kingston upon Thames 002). Headline figures assembled 13 October 2026. Postcodes KT2, KT3, SW15, SW20. Figures that read a point use the neighbourhood's centre, near KT2 7HS.

One of the most affluent neighbourhoods in England, changing little against Kingston upon Thames

Kingston Vale & Coombe Hill is one of the most affluent neighbourhoods in England; it is changing little against Kingston upon Thames (signals are mixed: 2 rising and 3 falling of 19). Houses here typically resell for £1,425,000 and flats for £413,750 (median resale prices, 2023-2025). Recorded crime is lower than across Kingston upon Thames (0.5 times the borough's rate), schools nearby are improving slower than the council's and the nearest station, Norbiton, is about a 23-minute walk from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 13 October 2026; source dates are shown below.

Typical house price

£1,425,000

Median resale price of houses in the neighbourhood, 2023-2025; +24% against 2017-2019.

Source: HM Land Registry Price Paid Data

Typical flat price

£413,750

Median resale price of flats in the neighbourhood, 2023-2025; +3% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Among the most affluent

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Mixed signs

Weighted balance -0.05; 2 of 19 signals up, 3 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 10 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 5 small areas range from decile 6 to 10.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£101,300

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

0.5 times the borough's rate

Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Schools getting better

Slower than the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where Kingston Vale & Coombe Hill sits in Kingston upon Thames

Typical house price: the highest of 20 neighbourhoods in Kingston upon Thames
Typical flat price: 5th highest of the 19 neighbourhoods in Kingston upon Thames with enough flat sales for one
Average household income: 4th highest of 20 neighbourhoods in Kingston upon Thames

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 13 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Kingston Vale & Coombe Hill

Median resale price of houses each year here and across Kingston upon Thames, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Median resale price of flats each year here and across Kingston upon Thames, 1996 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 13 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

2 of 19 counted signals point towards rising affluence against Kingston upon Thames, 3 the other way and 14 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Rising against the borough

Income deprivation ranking
Plug-in car growth

Falling behind the borough

Schools improving
Homes selling
Benefit claims (DWP)

Stations and schools nearby

Nearest station

Norbiton Railway station, about a 23-minute walk from the neighbourhood's centre (1.8 km in a straight line). About 8 trains an hour leave between 07:00 and 19:00 on a weekday: South Western Railway to London Waterloo (29 to 38 min) and Shepperton (about 28 min).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

Nearest state primary school Robin Hood Primary and Nursery School 810 m from the neighbourhood's centre. Ofsted: Good (Jun 2024).
Nearest state secondary school Coombe Girls' School 1.3 km from the neighbourhood's centre. Ofsted: Good (May 2024).

Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Kingston Vale & Coombe Hill

What is the typical house price in Kingston Vale & Coombe Hill?

£1,425,000. Median resale price of houses in the neighbourhood, 2023-2025; +24% against 2017-2019.

How does Kingston Vale & Coombe Hill compare with the rest of Kingston upon Thames?

Typical house price: the highest of 20 neighbourhoods in Kingston upon Thames. Typical flat price: 5th highest of the 19 neighbourhoods in Kingston upon Thames with enough flat sales for one. Average household income: 4th highest of 20 neighbourhoods in Kingston upon Thames.

Is Kingston Vale & Coombe Hill an affluent area?

Among the most affluent. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Kingston Vale & Coombe Hill gentrifying?

Mixed signs. Weighted balance -0.05; 2 of 19 signals up, 3 down, against the borough.

What is the nearest station to Kingston Vale & Coombe Hill?

Norbiton. Railway station, about a 23-minute walk from the neighbourhood's centre (1.8 km in a straight line). About 8 trains an hour leave between 07:00 and 19:00 on a weekday: South Western Railway to London Waterloo (29 to 38 min) and Shepperton (about 28 min).

Which state schools are nearest to Kingston Vale & Coombe Hill?

Nearest state primary school. Robin Hood Primary and Nursery School. 810 m from the neighbourhood's centre. Ofsted: Good (Jun 2024). Nearest state secondary school. Coombe Girls' School. 1.3 km from the neighbourhood's centre. Ofsted: Good (May 2024).

Each answer repeats a figure shown above, with its source there.

Thinking of buying in Kingston Vale & Coombe Hill?

A full report covers flood risk, schools, crime, your commute, energy, planning and how the area is changing, for the exact home.

Prepare a full report for a home here See a sample report

Nearby neighbourhoods in Kingston upon Thames

Postcode districts

Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.