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2 High Coombe Place, Warren Cutting, Kingston Upon Thames, KT2 7HH

6 planning records
Property type
Detached
Bedrooms
4
Bathrooms
3
Floor area
281 m²
3025 sq ft
Energy rating
C
Score 71
Council tax
Band H
Tenure
Owner Occupied
Overview

About 2 High Coombe Place

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

2 High Coombe Place is a four-bedroom detached house in Kingston Upon Thames (KT2 7HH). It has a recorded floor area of 281 m² (around 3025 sq ft), construction records dating it to 1983-1990 and council tax band H. The latest certificate (March 2024) shows a C (score 71). When first surveyed in August 2014 the rating was D, the property has climbed 1 band since. Between certificates, lighting went from Very Poor to Very Good. The home occupies a cul-de-sac position.

It hasn't traded since August 2004, a hold of 22 years that's notably long for the area. Today's modelled estimate of £2,304,000 sits 96.1% above the 2004 sale of £1,175,000. On a £-per-square-foot basis, the last sale (£388/sq ft) was about 16.6% above the typical sold price in the postcode. At 281 m² it sits well below the postcode median (470 m² across 5 EPCs), making it one of the more compact homes locally. 6 planning records sit against the property, 6 approved, 0 refused. Past consents include an extension, a loft conversion and a porch, meaningful when judging how the property has evolved.

Specifications

What this property has

Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.

Inside

  • Bedrooms4
  • Bathrooms3

Outside

  • Private gardenYes
  • GarageDouble
  • Cul-de-sacYes
Before you decide

Everything you need to know about 2 High Coombe Place

The true value, the hidden risks and the full sale history, in one report.

Signs of HMO activity in the areaLarger development activity nearby
£14.99one-off

30-day money-back guarantee

Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

2 High Coombe Place's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate(1 of 2)
Mar 2024

EPC Rating

A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
7.0 t/year
Occupancy
Owner Occupied

Property Improvements

Changes detected from historical EPC data

Mar 2024from Aug 2014
EPC improved fromD63toC71
Roof Insulation
PartialInsulated

Roof insulation improved

Low Energy Lighting
0%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 2 High Coombe Place, Warren Cutting, Kingston Upon Thames, KT2 7HH, sourced from the PlanIt planning register.

2 High Coombe Place has 2 separate extension applications on the council record.

  1. Jan 2007
    Conditions
    In report

    Details required by Condition 3 (Screening Details) of planning permission 06/14498/F

    Council
    Maldens and Coombe
    Documents
    2 docs on file
    Reference
    06/15075
    View planning record
  2. Jan 2007
    Conditions
    In report

    Details required by Condition 3 (Screening Details) of planning permission 06/14498/F

    Documents
    2 docs on file
    Reference
    06/15075/COND
    View planning record
Before you offer

We flagged 2 things worth checking at 2 High Coombe Place

Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.

  • Signs of HMO activity in the area
  • Larger development activity nearby
£14.99

30-day money-back guarantee

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

2 High Coombe Place valuation sits well clear of the typical sold price in this postcode.

Current estimate

£2,304,000

Modelled from EPC, postcode comparables.

See how we calculated this
Last sold (2004)

£1,175,000

Recorded with HM Land Registry.

Sales timeline

  1. 9 August 2004Most recent

    £1,175,000

Median price across the last 5 sales in KT2 7HH: £3,300,000 (2022–2013).

On the street

Versus other High Coombe Place homes

Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.

On years held, 2 High Coombe Place stands well clear of the street.

Price per m²

£4,181

Street avg £7,169

Below

Floor Area

281 m²

Street avg 468 m²

Strongly below

Habitable Rooms

10 rooms

Street avg 11 rooms

Below

CO₂ Emissions

7.0 t/year

Street avg 10.7 t/year

Strongly above
Before you decide

Everything you need to know about 2 High Coombe Place

The true value, the hidden risks and the full sale history, in one report.

Signs of HMO activity in the areaLarger development activity nearby
£14.99one-off

30-day money-back guarantee

Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£2.2m

1 Brook Gardens

KT2 7ET

4 bed4 bath
£1.4m

1 Coombe Bank

KT2 7DN

4 bed
£2.3m

1 Coombe Lane West

KT2 7EW

5 bed3 bath
£721k

1 Blenheim Gardens

KT2 7BN

4 bed2 bath

1 Devey Close

KT2 7DZ

4 bed
£1.7m

1 Coombe Hill Glade

KT2 7EF

6 bed
£1.4m

1 Albion Road

KT2 7BZ

6 bed
£2.3m

1 Crescent Road

KT2 7RD

Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the Kingston Upon Thames district page.
Full Kingston Upon Thames report

Reported crime in the wider district is trending notably upward year-on-year.

Crime

5/mo

Rising year-on-year across the wider district.

Nearest stop

0.5 km

Traps Lane — bus stop.

Closest school

0.6 km

Coombe Hill Infant School. 27 schools nearby.

Go deeper on the local area

The full report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around KT2 7HH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for KT2 7HH

Daytime· 07:00 – 23:00

46.4dB

Low
Night-time road noise heatmap for KT2 7HH

Night-time· 23:00 – 07:00

38.6dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 2 High Coombe Place, Warren Cutting, Kingston Upon Thames, KT2 7HH. Each answer is also embedded as structured data for search engines.