2 High Coombe Place, Kingston upon Thames, KT2 7HH
UPRN:128008442Detached House4 bedsBuilt 1983-1990
FreeholdCouncil Tax: Band HEPC: C (71)
Data freshness:Listing· 2mo agoListing: ageing, refreshed 2mo ago (2026-09-24T04:00:02.416235+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-11T07:29:13.730235+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 4mo agoSchools: stale, refreshed 4mo ago (2026-07-07T02:37:19.861486+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refreshCouncil Tax· 5mo agoCouncil Tax: stale, refreshed 5mo ago (2026-06-07T12:27:27.051882+00:00)
HP Score
75
/ 100
Strong
Verdict
3 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed
Evidence
19 of 21 sourcesSale Estimate
£3,120,000
£2.96M - £3.28MHigh
Estimate
£3.12M
Range
£2.96M – £3.28M
Rent Estimate (pcm)
£9,550
£8k - £11k
Monthly
£9,550
Yield
3.67%
Verdict
Derived from HomePortfolio scores
2 High Coombe Place earns an INVESTIGATE rating with HP Score 75/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (40/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.
Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
75
HP Score
75/ 100
Strong
65
Investment Score
65/ 100
Moderate
9
Crime Score
9/ 100
Low
40
Walkability
40/ 100
Mixed
Transit & Bike
Transit 8Bike 39
Walk Score, out of 100
Valuation & Market
Sale Estimate£3,120,000
Rent Estimate (pcm)£9,550
Gross Yield3.67%
1y Growth-
3y Growth-1.0%
5y Growth-0.7%
10y Growth+1.8%
Last Sold Price£1,175,000 (2004-08-10)
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
0KT2 7HH
Approval Rate
-12mo
Development
low
- Pending26/02333/TCAT1: False Acacia - Reduce hight by 6m and sides by up to 2m. tree is starting the encrouch on the house and client would like it reduce to stop it damaging the house. T2: Indian bean - Reduce lowest branch by up to 3m - branch is overhanging main road and and few bits of dead have dropped off. also remove all major dead wood
- Pending26/02328/NOTReplacement of 17.5m pole supporting 6no antennas with 20m pole supporting 12no antennas, replacement of 3no equipment cabinet. Installation of 3no equipment cabinet and development ancillary thereto including replacement and relocation of a meter cabinet.
- Pending26/02295/TPOT1: Sycamore - Re-pollard by 2.5-3m back to previous points, Remove major deadwood.
Ownership
- Corporate Ownership45.5%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease TypeFreehold
- Last Ownership Change2004-08-10
- SourceLand Registry
Connectivity
Broadband (Standard)
12 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£41,833
Population Density-
Owner Occupied80%
Age Distribution
0-15 18%16-64 58%65+ 24%
Schools Nearby
- Inspected by ISIMarymount International School0.2 mi
- Inspected by ISIRokeby School0.3 mi
- Inspected by ISIHoly Cross Preparatory School0.3 mi
- Inspected by ISICanbury School0.4 mi
2 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 3 High Coombe Place-£4.38M-
- 5 High Coombe Place-£3.30M-
- 4 High Coombe Place-£3.30M-
- 6 High Coombe Place-£2.95M-