Downsizing in Coombe: What You Would Actually Release
Selling at the £6,000,000 Coombe average and buying at £4,200,000 releases about £1,289,550 after costs. Fees, stamp duty and moving take roughly £510,450 of it.
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.
Selling at the £6,000,000 Coombe average and buying at £4,200,000 releases about £1,289,550 after costs. Fees, stamp duty and moving take roughly £510,450 of it.
The downsizing sum for Coombe
Start with the gap. Selling at £6,000,000 and buying at 70% of that, £4,200,000, leaves £1,800,000 before costs. Costs are the part people underestimate.
Agent fees at 1.5% are £90,000. Stamp duty on the purchase is £417,750. Total £510,450, leaving £1,289,550 in hand.
Where the sale proceeds go
The commercial page for this town sets out the introduction itself: Equity release in Coombe.
Downsizing against releasing equity
A lifetime mortgage at 65 on the same property would release about £2,040,000. Downsizing nets £1,289,550. The difference is that downsizing costs you the house, and equity release costs you the estate.
Over twenty years that £2,040,000 release grows to roughly £7,188,236. The downsizing figure does not grow at all, because there is no debt.
What the move costs beyond money
Council tax follows the property, not the person. Band D in Coombe is £2,608, and a smaller home may sit in a lower band. Check the band before you offer, not after.
Downsizing works best when you are not in a hurry.
Moving within London rather than out of it keeps you near family and known services. The average price across the county towns we cover is £732,469, against £6,000,000 here.
What a move within Coombe looks like
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.
Is Coombe right to stay in?
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.
- 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
| Who it suits | Out of five | Why |
|---|---|---|
| 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. |
| 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. |
| 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. |
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 has history behind the price. In Medieval & Tudor, A rural hillside of woods, springs and farmland above Kingston; the Coombe conduits carry spring water to Hampton Court Palace.
Coombe at a glance
| Downsizing line | Coombe figure |
|---|---|
| Sale price, local average | £6,000,000 |
| Purchase at 70% of value | £4,200,000 |
| Estate agent at 1.5% | £90,000 |
| Stamp duty on purchase | £417,750 |
| Legal and moving | £2,700 |
| Total costs | £510,450 |
| Net released | £1,289,550 |
| Lifetime mortgage alternative at 65 | £2,040,000 |
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
- A real valuation of your home, not the £6,000,000 average
- The council tax band of the property you are buying
- Total moving costs of about £510,450
- The equity release comparison, in writing, before you decide
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 would I release by downsizing in Coombe?
Is downsizing better than equity release?
What are the costs of moving?
How do I check broadband speed at a property in Coombe?
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