Pinecrest, Coombe Hill Road, Kingston upon Thames, KT2 7DU
UPRN:128043657Detached House5 bedsBuilt -
FreeholdCouncil Tax: Band HEPC: A (92)
Data freshness:Price Paid· freshPrice Paid: fresh, refreshed 5d ago (2026-11-01T11:08:15.790182+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· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T08:24:30.427161+00:00)Amenities· 1mo agoAmenities: ageing, refreshed 1mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
HP Score
74
/ 100
Mixed
Verdict
yesterday
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
19 of 21 sourcesSale Estimate
£4,639,000
£4.17M - £5.10MMedium
Estimate
£4.64M
Range
£4.17M – £5.10M
Rent Estimate (pcm)
£14,500
£13k - £16k
Monthly
£14,500
Yield
3.75%
Verdict
Derived from HomePortfolio scores
Pinecrest earns an INVESTIGATE rating with HP Score 74/100. Investment score 68/100 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
74
HP Score
74/ 100
Mixed
68
Investment Score
68/ 100
Moderate
13
Crime Score
13/ 100
Low
36
Walkability
36/ 100
Mixed
Transit & Bike
Transit 14Bike 55
Walk Score, out of 100
Valuation & Market
Sale Estimate£4,639,000
Rent Estimate (pcm)£14,500
Gross Yield3.75%
1y Growth-32.0%
3y Growth-1.0%
5y Growth-0.7%
10y Growth+1.8%
Last Sold Price£3,852,000 (2017-02-15)
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
7KT2 7DU
Approval Rate
100%12mo
Development
low
- 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.
- Pending26/02241/TPO1: Lime - Re pollard back to prior reduction points, approximately 1-2 metres. 1: Sweet Chestnut - 1 metre Crown reduction.
Ownership
- Corporate Ownership45.5%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease TypeFreehold
- Last Ownership Change2017-02-15
- SourceLand Registry
Connectivity
Broadband (Standard)
16 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£41,833
Population Density1,139 /km²
Owner Occupied76%
Age Distribution
0-15 17%16-64 60%65+ 23%
Schools Nearby
- Inspected by ISIMarymount International School0.3 mi
- Coombe Hill Infant School0.3 miArea grades2024
Inspected after Ofsted withdrew the single overall grade.
- Coombe Hill Junior School0.3 miOutstanding
- Inspected by ISIRokeby School0.4 mi
2 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 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-