School Catchments and House Prices in Coombe
In the Coombe area, 2 schools were judged Outstanding at their last graded Ofsted inspection (before September 2024) and 1 school is rated Good.
The introduction costs you nothing. If you go ahead, we may be paid a fee by the firm we introduce you to. There is no obligation.
In the Coombe area, 2 schools were judged Outstanding at their last graded Ofsted inspection (before September 2024) and 1 school is rated Good.
How the Coombe school map prices each street
Concentrated demand is what a price premium actually is.
The local benchmark is £6,000,000 and a detached home averages £2,500,000.
Ofsted ratings across the Coombe area
The commercial page for this town sets out the introduction itself: Mortgage advice in Coombe.
Why an in catchment listing can still miss
A house advertised as in catchment may not be next year. The local council publishes last year's furthest distance offered for each school. Ask for that figure in writing before you offer.
Ratings age too. An Outstanding judgement can be several years old, and inspections since September 2024 report differently. Read the current report rather than the agent's summary of it.
With only 2 schools rated Outstanding locally, the premium concentrates hard.
The detail behind the Coombe numbers
The schools families ask about here are Coombe Hill Infant School, Coombe Hill Junior School, Coombe Girls' School, Rokeby School and Holy Cross Preparatory School. 3 local schools were graded Good or Outstanding at their last graded Ofsted inspection (before September 2024). Ratings age between inspections, so read the latest report before you rely on one.
On getting about: Transport in Coombe leans on buses, nearby stations and fast roads rather than a station of its own. These indicative times are a starting point, always verify current timetables before relying on a specific journey.
By price, Coombe ranks 1 of the 320 London locations we cover, at £6,000,000 against a county average of £732,469. Band D council tax here is £2,608, against an average of £2,121 across the county locations we cover.
How Coombe scores for different buyers
Coombe is a leafy, exclusive residential enclave of large houses & private estates on Coombe Hill.
The full local guide covers schools, transport and the market in detail: Coombe property and area guide.
| Who it suits | Out of five | Why |
|---|---|---|
| Families | ★★★★★ | Excellent local schools (Coombe Hill Infant and Junior are Outstanding, Coombe Girls' is Good, plus the independents Rokeby and Holy Cross Prep), large houses and gardens, the golf clubs and Richmond Park and Wimbledon Common close by, a premier family enclave. |
| Upsizers | ★★★★★ | Very large detached houses and gated-estate homes give exceptional family space and privacy, at the top of the market, but with schools, greenery and a prestigious setting within reach of Kingston and town. |
| Professionals | ★★★★☆ | A leafy, private setting with quick A3 access to central London and nearby stations into Waterloo suits professionals wanting space and prestige, if not a station on the doorstep or the buzz of inner London. |
| Downsizers | ★★★☆☆ | A handful of larger flats and smaller houses offer a way to stay in the area, but Coombe is overwhelmingly a market of very large family houses, so choice at the smaller end is limited and still costly. |
| First-time buyers | ★☆☆☆☆ | Coombe is among the least affordable parts of outer London, there are very few flats and the entry price is high, so most first-time buyers look to nearby New Malden, Norbiton or Kingston instead. |
Families
People wanting excellent schools, space and greenery, Coombe Hill Infant and Junior (Outstanding), Coombe Girls' (Good), the independents Rokeby and Holy Cross Prep, the golf clubs and the parks, with Kingston and the A3 close by.
Upsizers
People wanting a large house and garden in a prestigious, private setting, large detached homes and gated-estate houses on the hill, with schools, greenery and town within reach, at the top of the market.
Professionals
People wanting a green, private home near town, quick A3 access, nearby stations into Waterloo, the golf clubs and parks, if not a station on the doorstep or the buzz of inner London.
Coombe is known locally for The Coombe private estates, and Richmond Park. The gated estates on and around Coombe Hill, George Road, Warren Road and Coombe Park, among the most exclusive addresses in outer London, long associated with wealth and privacy.
Practical detail for Coombe: the KT2 postcode district, no station of its own, buses plus Norbiton, New Malden, Raynes Park & Kingston (South Western Railway) into Waterloo and nearest A and E is Kingston Hospital (Galsworthy Road), a short drive, verify with NHS.
Coombe at a glance
| School | What to check before you offer |
|---|---|
| Coombe Hill Infant School | Confirm last year's furthest offer distance, then read the current report. |
| Coombe Hill Junior School | Confirm last year's furthest offer distance, then read the current report. |
| Coombe Girls' School | Confirm last year's furthest offer distance, then read the current report. |
| Rokeby School | Confirm last year's furthest offer distance, then read the current report. |
| Holy Cross Preparatory School | Confirm last year's furthest offer distance, then read the current report. |
Figures are local averages used for illustration. Confirm your own numbers before acting on them.
Ask about Coombe
Three details is all we need. You are told before anything is passed to a partner firm.
Your checklist
- Last year's furthest offer distance, in writing from the council
- The current Ofsted report, not a remembered rating
- Whether a sibling policy is applied before distance
- £600,000 of deposit at 10% on the local average, before fees
The introduction costs you nothing. If you go ahead, we may be paid a fee by the firm we introduce you to. There is no obligation.
Check broadband before you make an offer in Coombe
Broadband speeds can vary street by street in Coombe, so check the exact address before you commit. Ofcom's free checker shows which broadband speeds and mobile coverage are available at any UK property.
We can introduce you to a specialist who can combine your mobile, broadband and utilities into one bill. There's no fee for the introduction.
We don't provide these services ourselves. Switching household bills is not a regulated financial service, so FCA protections and the Financial Ombudsman do not apply. We'll only pass your details to the specialist if you ask us to. See our privacy notice.
Questions people ask
Do Outstanding schools raise house prices in Coombe?
Can I appeal if we miss a place?
How do I check broadband speed at a property in Coombe?
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