Neighbourhood · Kingston upon Thames · London
Kingston Vale & Coombe Hill
Kingston upon Thames 002 · 5 sub-areas · 7,074 residents
Verdict
How are these scored? →Best for Young professionals (82/100)Watch-out: Investors / BTL (46/100)Liveability 54/100 · Above medianCommuter neighbourhood
Kingston Vale & Coombe Hill is a commuter neighbourhood within Kingston upon Thames — train into London runs in around 20 minutes, and the rhythm of weekday mornings is shaped by it. Most homes are owner-occupied, so turnover is low and many residents have been here a long time; a high share of adults are degree-educated, which often shows up in the kind of jobs people commute to.
Liveability
54/100
Above median
Overview
Overview
What's it like to live in Kingston Vale & Coombe Hill?
A snapshot of Kingston Vale & Coombe Hill
Greenspace is on the doorstep — a park or playing field is within walking distance of most homes; there's effectively nothing within walking distance — eating out, drinking and shopping mean a drive; The streets feel safe by national standards — police-recorded crime is well below the country-wide median; Public transport is genuinely strong; most errands and a fair share of social life don't need a car; rents sit firmly in the upper bracket nationally, with a typical home letting at around £1,796 a month; gigabit broadband is effectively universal.
Generated from the latest May 2026 data · refreshed automatically
Figures are aggregated across 5 sub-areas — population-weighted means for rates, sums for counts. Sources cited beneath each section.
Kingston Vale & Coombe Hill in Kingston upon Thames
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FAQ
Frequently asked
- What's the median rent in Kingston Vale & Coombe Hill?
- The median monthly rent across Kingston Vale & Coombe Hill is £1,796.
- How safe is Kingston Vale & Coombe Hill?
- Kingston Vale & Coombe Hill has a safety score of — out of 100, where higher is safer. The score is the national percentile rank of police-recorded crimes per 1,000 residents per year, inverted.
- How well-connected is Kingston Vale & Coombe Hill?
- Transport score: — out of 100. Combines walking time to the nearest rail station, walking time to the nearest metro stop, and public-transport time to clusters with 5,000+ jobs. The nearest rail station is roughly 20 minutes' walk.
- What schools are near Kingston Vale & Coombe Hill?
- There are 10 schools within 2 km of Kingston Vale & Coombe Hill, of which 50% are rated Good or Outstanding by Ofsted. The nearest Outstanding-rated school is approximately 752 m away.
- What is the council tax band in Kingston Vale & Coombe Hill?
- The most common council tax band in Kingston Vale & Coombe Hill is G, with the typical Band D annual charge around £4,035. Council tax is set by Kingston upon Thames council and applies to every property in the area.
- How long is the commute from Kingston Vale & Coombe Hill to London?
- By the fastest direct train, the journey from Kingston Vale & Coombe Hill to central London is approximately 20 minutes. This is the fastest no-change rail journey from the local area centroid; door-to-door times will vary with walking time to the station.
- Is gigabit broadband available in Kingston Vale & Coombe Hill?
- 100% of premises in Kingston Vale & Coombe Hill are gigabit-capable according to Ofcom Connected Nations 2025. Most properties can already buy gigabit packages.
- What is the deprivation rank of Kingston Vale & Coombe Hill?
- Kingston Vale & Coombe Hill sits in IMD decile 10 of 10, where 1 is the most deprived 10% of local areas nationally and 10 is the least deprived. The Index of Multiple Deprivation combines income, employment, education, health, crime, barriers and environment.
- What's the tenure mix in Kingston Vale & Coombe Hill?
- 78% of households in Kingston Vale & Coombe Hill are owner-occupied. The remainder is split between private renting and social housing — see the Demographics section for the full breakdown from Census 2021.
- What is the average property price in Kingston Vale & Coombe Hill?
- The average property price across Kingston upon Thames (the local authority covering Kingston Vale & Coombe Hill) is approximately £569,910, per HM Land Registry's House Price Index. Per-local area prices vary; see the cost-of-living section for medians by property type.
- Is Kingston Vale & Coombe Hill a commuter town or workplace hub?
- Commuter town — most working residents travel out for work. (0.44 jobs per working-age resident. Median resident salary £41,833.)
- Which local areas are part of Kingston Vale & Coombe Hill?
- Kingston Vale & Coombe Hill contains 5 local areas: Kingston upon Thames 002C, Kingston upon Thames 002E, Kingston upon Thames 002D, Kingston upon Thames 002B, Kingston upon Thames 002A.
FAQ
Frequently asked about Kingston Vale & Coombe Hill
Short answers anchored in the data above. Each link goes to the relevant section or methodology page.
- What is the average rent in Kingston Vale & Coombe Hill?
- The estimated median monthly rent in Kingston Vale & Coombe Hill is £1,796. This is derived from the council-area ONS rental figure scaled by the local sale-price gradient — see the Cost section for the breakdown by bedroom count and the affordability ratio against local salaries.
- Is Kingston Vale & Coombe Hill a safe place to live?
- Kingston Vale & Coombe Hill has a safety score of 90/100. The score is the national percentile rank of police-recorded crime per 1,000 residents, inverted so 100 is the safest 1% of England + Wales. The Safety section below shows the breakdown by category.
- What schools are near Kingston Vale & Coombe Hill?
- 50% of schools within 2 km of Kingston Vale & Coombe Hill are rated Good or Outstanding by Ofsted. The Schools section lists individual schools with inspection ratings.
- How long is the commute from Kingston Vale & Coombe Hill?
- Public-transport commute time from Kingston Vale & Coombe Hill to central London is approximately 20 minutes. The Transport section has commute times to every major UK city hub.
- How is Kingston Vale & Coombe Hill different from the rest of Kingston upon Thames?
- Kingston Vale & Coombe Hill contains 5 sub-areas. The "Sub-areas" section below lets you drill into each one individually — they often vary by 20%+ on rent and demographics within the same neighbourhood.
- Where does Kingston Vale & Coombe Hill rank in Kingston upon Thames?
- Kingston Vale & Coombe Hill scores 54/100 on our composite liveability index. To see how it stacks up against every other neighbourhood in Kingston upon Thames, see the Cities table on the Kingston upon Thames page.
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