Buying in Cobham: what to check at the viewing stage

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.

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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

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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.

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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.

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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.

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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.

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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.

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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 viewing-stage check, not an afterthought. Properties in Zone 3 may face higher buildings insurance premiums.

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At the viewing stage

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?

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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

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An Area Report for any Cobham postcode covers all six dimensions with live data — for £24.99. Researching a specific property while you’re still viewing? A Property Report scopes the checks to that address: EPC and flood risk at the building, council tax band, broadband, the nearest schools, crime, air quality and environmental context, for £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.