Buying in Cobham: what to check before you offer
Schools, crime, broadband, council tax, property market, and flood risk for Cobham (KT11). What to check before you make an offer.
Cobham is a village and civil parish in the Elmbridge borough of Surrey, with a KT11 postcode. Roughly 18 miles south-west of central London, adjacent to the M25 at Junction 10. Its combination of village character, state and independent school provision, and immediate motorway access has placed it consistently in the upper tier of Surrey’s price distribution.
This page lists the data dimensions we report on; for live figures for your specific address, run an Area Report.
The 6-dimension summary
| Dimension | Cobham (KT11) |
|---|---|
| Good/Outstanding schools nearby | Available in Area Report |
| Crime per 1,000 residents | Available in Area Report |
| Broadband average download | Available in Area Report |
| Council tax band | Available in Area Report |
| Median sold price | Available in Area Report |
| Flood zone share | Available in Area Report |
Schools
Cobham and the Elmbridge borough have both state and independent provision. State primaries in the KT11 area include Cobham Free School and St Andrew’s Church of England Primary. Secondary state provision draws on Elmbridge’s admissions arrangements.
The independent sector is dense: ACS International School (Cobham), Notre Dame Senior School (Cobham), Reeds School, and Claremont Fan Court are all within or adjacent to KT11. This reflects the significant international and expatriate community in the borough.
What to check. For any specific address, the question is which state primary school serves the admissions area — not which school is nearest. Elmbridge admissions criteria vary by school and change annually. Check the Ofsted inspection date alongside the rating; a rating from 2019 may not reflect the current picture under the revised Ofsted framework.
For a live school count by Ofsted rating within a set radius of any Cobham postcode, an Area Report queries the schools dataset at the time of generation.
Crime
| Category | Cobham (KT11) |
|---|---|
| All crime per 1,000 residents | Available in Area Report |
| Residential burglary | Available in Area Report |
| Vehicle crime | Available in Area Report |
| Anti-social behaviour | Available in Area Report |
Context. Cobham is a low-density residential area with limited commercial nightlife footfall — a profile that typically correlates with lower total crime counts. However, high-value residential areas can attract targeted acquisitive crime: vehicle theft and residential burglary are the categories most relevant to a Cobham buyer.
The area around the A3/M25 junction can create vehicle-crime patterns distinct from quieter village streets further in. Per-postcode crime rates broken down by category, with a twelve-month trend and comparison to Surrey and England averages, are in every Area Report.
Broadband
| Metric | Cobham (KT11) |
|---|---|
| Average download speed | Available in Area Report |
| Full fibre availability | Available in Area Report |
| Ultrafast availability | Available in Area Report |
Rural caveat. Some KT11 postcodes cover rural lanes and lower-density housing — particularly in the Downside and Stoke D’Abernon areas — where full fibre has not yet been deployed and FTTC remains the available option. Cobham village centre is more likely to have full-fibre availability than outlying rural addresses. For remote workers and high-bandwidth households, an Ofcom postcode check before viewing is a practical step.
Council Tax
Cobham falls within Elmbridge Borough Council.
| Band | Annual charge |
|---|---|
| Band E | Available in Area Report |
| Band F | Available in Area Report |
| Band G | Available in Area Report |
| Band H | Available in Area Report |
| Elmbridge Borough precept | Combined with county + police |
Band distribution note. Given Cobham’s price profile, Band G and Band H are more common here than in most Surrey towns. The combined annual charge for a Band G property will be substantially above the Surrey median. The Valuation Office Agency’s public lookup gives the band for any specific property based on 1991 values.
Property Market
| Metric | Cobham (KT11) |
|---|---|
| Median sold price | Available in Area Report |
| Price trend | Available in Area Report |
| Property type mix | Available in Area Report |
| Transactions (12m) | Available in Area Report |
Cobham’s position in the Surrey market. KT11 sits consistently in the upper tier of Surrey outcode medians, alongside KT10 (Esher) and KT13 (Weybridge). Transaction volumes are lower than in larger Surrey towns, which means the median can shift on a small number of large transactions in a given period.
The HMLR Price Paid Data for KT11 in the trailing 12 months gives the most current picture. The sold price by address for specific streets is the most useful comparator when assessing an asking price. New-build developments in KT11 — on former commercial or MOD land — are included in PPD but often priced at a premium above resale comparables.
Flood Risk
| Dimension | Cobham (KT11) |
|---|---|
| Properties in flood zone | Available in Area Report |
| Surface water flood risk | Available in Area Report |
| River Mole exposure | Available in Area Report |
River Mole context. The Mole runs through Cobham — through Stoke D’Abernon south of the village and near the Mill Road area. Properties close to the Mole corridor can be classified as Flood Zone 2 (1-in-100 to 1-in-1,000-year annual probability) or Zone 3 (greater than 1-in-100). The Mole has flooded in major events including 2013/14 and 2020.
Most KT11 properties sit away from the river — but for any property within a few hundred metres of the Mole or its tributaries, the EA flood zone designation is a pre-offer check, not an afterthought. Properties in Zone 3 may face higher buildings insurance premiums.
Before you make an offer
At Cobham’s price level, the cost of overlooking any of these dimensions is proportionally higher than in most Surrey towns:
- Which state primary school serves the admissions area for this specific address?
- What is the per-postcode crime rate for residential burglary and vehicle crime?
- Does this property get full fibre or FTTC — particularly for rural-lane addresses?
- What is the council tax band and combined annual charge?
- What have comparable properties on this or adjacent streets sold for in the past 12 months?
- Is this property within an EA flood zone — and which zone?
Further reading
- How we assess flood risk — EA flood zones, surface water data, River Mole catchment
- How we calculate crime rates — Police.uk, LSOA normalisation, twelve-month methodology
An Area Report for any Cobham postcode covers all six dimensions with live data — at £14.99 during Moving May (until 31 May 2026), £24.99 standard. A Property Report adds address-level EPC data at £24.99 / £29.99.
This article is general information only. It is not financial, legal, or property investment advice. Always obtain independent advice before committing to a property purchase.
Schools: Ofsted. Crime: Police.uk. Broadband: Ofcom Connected Nations. Council tax: VOA + Elmbridge Borough Council. Property market: HMLR Price Paid Data, OGL v3.0. Flood risk: Environment Agency.
Buying guides and research
Articles related to this area, drawn from our property buying guides.
17 May 2026
Surrey Council Tax 2025-26: Every District's Band D Charge, Ranked
Waverley charges the most council tax in Surrey at £2,483.85 Band D for 2025-26. Runnymede charges the least at £2,380.06. This guide ranks all eleven districts, explains the statutory band multipliers from A to H, and shows what the spread means in cash for properties at Band G.
12 May 2026
The 10 highest-rated state primary schools in Surrey
How Ofsted inspection data and GIAS registration records rank state primary schools across Surrey's eleven local authority areas — and what to read beyond the headline rating before buying.
12 May 2026
Surrey Secondary Schools: How to Read the Data
How Ofsted outcomes, Progress 8 scores, and KS4 attainment data help you evaluate state secondary schools across Surrey — and what the different measures actually tell you before you commit to a postcode.
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