Coombe Vale
Strong on safety and schools, with higher house prices
Coombe Vale at a glance
- House prices
- £752,813
- Higher prices98th percentile
- Schools
- 91st percentile
- Strong
- Transport
- 72nd percentile
- Middle
- Crime rate
- 36.2 per 1,000 residents
- Strong85th percentile
- Flood risk
- Under 0.1% of the area in flood zones
- Less flood-zone land6th percentile
Underlying data dates vary by measure.
How to read these figuresIs Coombe Vale a good place to live?
Coombe Vale may be a good fit for people who value lower crime and stronger school performance. House prices appear higher than many neighbourhoods nationally, so those factors are worth checking against your priorities.
You can also compare nearby neighbourhoods in Kingston upon Thames below.
Best fit and trade-offs
May suit
- People prioritising lower crime
- Families who care about school performance
Watch out for
- House prices appear higher than many neighbourhoods nationally
Crime rate in Coombe Vale
Crime rate
- Crime rate
- 36.2 per 1,000 residents
- Percentile
- 85th percentile nationally
Lower crime than most neighbourhoods nationally.
Recorded crimes and anti-social behaviour per 1,000 residents over the 12 months to June 2026. Higher crime percentiles indicate lower recorded crime. Busy centres can show high rates because crimes are counted where they happen but divided by the people who live there.
House prices in Coombe Vale
House prices
- Median sale price
- £752,813
- Percentile
- 98th percentile nationally
House prices appear higher than many neighbourhoods nationally.
Median of 58 standard sales over the 12 months to June 2026, from HM Land Registry. Lower price percentiles indicate lower prices nationally. This is an area figure, not a valuation of a particular home.
Schools in Coombe Vale
Schools
91st percentile nationally
Higher percentiles indicate stronger schools indicators nationally.
Flood risk in Coombe Vale
Flood risk
Under 0.1% of the area in flood zones 2 or 3
Land in Environment Agency river and sea flood zones 2 or 3. Zone 3, the higher-probability zone, covers under 0.1% of the area. That is the 6th percentile among neighbourhoods in England, where higher means more flood-zone land. Surface water is not included, and this is not an address-level assessment: check the flood map for the specific property.
Transport in Coombe Vale
Transport
72nd percentile nationally
Higher percentiles indicate stronger transport indicators nationally.
What the full report adds
This public guide covers headline signals for crime, house prices, schools, flood risk and transport. The full report adds deeper lifestyle, health, green space, family and local life data, plus tools to compare and shortlist neighbourhoods.
FAQs
Is Coombe Vale a good place to live?
Coombe Vale may be a good fit for people who value lower crime and stronger school performance. House prices appear higher than many neighbourhoods nationally, so those factors are worth checking against your priorities.
Is Coombe Vale safe?
Coombe Vale ranks in the 85th percentile for crime data; in this dataset, a higher percentile indicates lower crime.
What are house prices like in Coombe Vale?
The median sale price was £752,813 in the 12 months to June 2026. House prices are in the 98th percentile nationally; lower percentiles indicate lower prices.
How are schools in Coombe Vale?
Schools rank in the 91st percentile nationally for this public profile.
What neighbourhoods are near Coombe Vale?
Nearby public profiles include Tudor in Kingston upon Thames and Alexandra in Kingston upon Thames.
