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

3 High Coombe Place is a detached house in Kingston Upon Thames (KT2 7HH). It has a recorded floor area of 561 m² (around 6039 sq ft), construction records dating it to 1996-2002 and council tax band H. The latest certificate (March 2020) shows a C (score 79), near the top of the C band. When first surveyed in December 2011 the rating was D, the property has climbed 1 band since. Between certificates, roof efficiency went from Average to Good, window efficiency went from Average to Good and hot-water efficiency went from Average to Good. The recommended improvements would push it to B (score 81).

Across 2000–2022, sale prices on this property compounded at 6.7% per year. Today's modelled estimate of £3,784,000 is 13.6% below the 2022 sale of £4,380,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£725/sq ft) was about 96.1% above the typical sold price in the postcode. At 561 m² the property is well over the postcode median (393 m² across 5 EPCs), placing it in the larger end of the local stock. 7 planning records sit against the property, 4 approved, 2 refused. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. Last sale on file: £4,380,000 in July 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.