Robin Hill, Coombe Hill Road, Kingston upon Thames, KT2 7DU

UPRN:128036796Detached House6 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band HEPC: D (60)

Data freshness:Price Paid· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Robin Hill, Coombe Hill Road, Kingston upon Thames, KT2 7DU

HP Score

/ 100

Mixed

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

19 of 21 sources

Sale Estimate

£2,465,000

£2.34M - £2.59MHigh

Estimate

£2.46M

Range

£2.34M – £2.59M

Rent Estimate (pcm)

£7,700

£7k - £9k

Monthly

£7,700

Yield

1.95%

Verdict

Derived from HomePortfolio scores

Robin Hill earns an INVESTIGATE rating with HP Score 71/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (36/100). 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

36/ 100

Mixed

Transit & Bike

Transit 14Bike 55

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£4,750,000

At the asking price

Monthly rent£7,700/mo

Evidenced range £6,800-£8,600

Interest rate5.4%

Loan to value75%

Cash required: £1,910,050
Net cash flow: -£10,700/mo
Cash on cash: -6.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.48 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£2,465,000

Rent Estimate (pcm)£7,700

Gross Yield1.95%

1y Growth-32.0%

3y Growth-1.0%

5y Growth-0.7%

10y Growth+1.8%

Last Sold Price£1,325,000 (2011-08-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

7KT2 7DU

Approval Rate

100%12mo

Development

low

26/02328/NOT
Replacement 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.
Pending
26/02295/TPO
T1: Sycamore - Re-pollard by 2.5-3m back to previous points, Remove major deadwood.
Pending
26/02241/TPO
1: Lime - Re pollard back to prior reduction points, approximately 1-2 metres. 1: Sweet Chestnut - 1 metre Crown reduction.
Pending

View Planning Timeline

Ownership

Corporate Ownership45.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2011-08-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£41,833

Population Density1,139 /km²

Owner Occupied76%

Age Distribution

0-15 17%16-64 60%65+ 23%

View Area Profile

Schools Nearby

Marymount International School
0.6 mi
Inspected by ISI
Coombe Hill Infant School
0.6 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Coombe Hill Junior School
0.6 mi
Outstanding
Robin Hood Primary and Nursery School
0.6 mi
Good

2 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Albany Coombe Hill Road
-
£2.55M
-
April Cottage Coombe Hill Road
-
£1.52M
-
Amoula House Coombe Hill Road
-
£3.75M
-
Abbotswood Coombe Hill Road
-
£3.00M
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN