The Real Cost of Buying a First Home in Coombe
A first purchase at the £6,000,000 Coombe average needs about £1,237,050 in cash, made up of £600,000 deposit, £633,750 stamp duty with first time buyer relief, and roughly £3,300 in 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.
A first purchase at the £6,000,000 Coombe average needs about £1,237,050 in cash, made up of £600,000 deposit, £633,750 stamp duty with first time buyer relief, and roughly £3,300 in fees.
Every pound you need before completion in Coombe
On the local average the deposit is £600,000, stamp duty is £633,750 and fees are near £3,300. Total cash needed is about £1,237,050.
The £6,000,000 average is above the £500,000 ceiling, so first time buyer relief does not apply. Stamp duty is the full £633,750. Rates are those in force from April 2025. Confirm the current position on gov.uk before you exchange.
Average prices above £500,000 mean first time buyer relief does not apply on a typical purchase here. Budget the full duty from the start.
Where the upfront cash goes
The commercial page for this town sets out the introduction itself: Mortgage advice in Coombe.
What you can borrow against local incomes
Running costs from week one
Band D council tax in Coombe is £2,608 a year, which is £217 a month. Add energy, water, insurance and maintenance.
Protection belongs in the same budget. If the mortgage depends on two incomes, it depends on both people staying well enough to earn. That is the part of the purchase we advise on directly.
The Coombe detail first buyers ask about
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 rated Good or Outstanding overall at their most recent graded Ofsted inspection. 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 towns we cover in the county.
What your money buys in Coombe
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.
| Budget | What it buys here |
|---|---|
| Around £500,000 to £900,000 | A flat or smaller house on the edges of the area, the more accessible ways into Coombe. |
| Around £1,500,000 to £3,500,000 | A large detached family house with a garden, the core Coombe home. |
| £3,500,000 and above | A premier house on one of the gated private estates, George Road, Warren Road or Coombe Park. |
- An exclusive, green outer-London enclave
- Large houses & gated private estates
- Outstanding primaries & well-known independents
- Golf clubs, Coombe Wood & leafy roads
- Richmond Park & Wimbledon Common close by
- Among the most expensive areas in outer London
- Very few flats or affordable entry points
- No station of its own, reliance on the car/buses
- Private roads & estates carry their own charges/covenants
- Some homes need survey work & flats need lease checks
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
| Upfront cost | Coombe figure |
|---|---|
| Average price | £6,000,000 |
| Deposit at 10% | £600,000 |
| Stamp duty, first time buyer | £633,750 |
| Stamp duty, standard rate | £633,750 |
| Legal, survey and moving | £3,300 |
| Total cash needed | £1,237,050 |
| Monthly repayment illustration | £31,568 |
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
- Total cash of about £1,237,050, not just the deposit
- Your stamp duty position confirmed on gov.uk
- A first year running cost budget including £2,608 council tax
- Income protection quoted before completion, not after
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
How much money do I need to buy a first home in Coombe?
Do first time buyers pay stamp duty in Coombe?
What is the biggest hidden cost?
How do I check broadband speed at a property in Coombe?
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