Coombe Vale’s end of tenancy cleaning team

If you have cleaned a 1970s flat-roofed four-bed off the southern slope of Coombe Vale before, you know the floor-to-ceiling sliding-glass channel and the integrated extractor cassette are where the Curchods clerk will spend the first half-hour. Monster Cleaning has done end of tenancy hand-backs across the Coombe Vale southern slope since 2014, working the 1960s and 1970s flat-roofed modernist detached on the lane itself, the cul-de-sac developments off Warren Park and Beverley Lane, and the 2000s-onwards executive new-builds backing onto the Royal Wimbledon Golf Club fairways. Phone 0333 555 2076 or email [email protected]. Studio from £165, three-bed cul-de-sac from £339, agent-approved.

Last updated April 2026. We work the Coombe Vale southern-slope micro-pocket of KT2 7 across the lane itself, the cul-de-sac infill off Warren Park, Beverley Lane and Coombe House Drive, with same-week turnaround and a clerk-walk hand-back, no shortcuts.

End of tenancy cleaning in Coombe Vale starts at £165 for a studio annexe and runs to £585 for a five-bed flat-roofed family cul-de-sac, finished against a 57-point agent-approved checklist, with a 48-hour re-clean guarantee and a 97% first-time pass rate.

Coombe Vale deductions are picky.

For wider borough coverage see our Kingston upon Thames end of tenancy hub, or read the broader-area pricing on the Coombe end of tenancy page for context on how the southern-slope cul-de-sac stock differs from the upper-spine detached.

Why a Coombe Vale deposit gets clipped

The southern slope below Coombe Hill is its own market. The borough-wide ONS Kingston upon Thames housing data records average sold prices around £570,000 in February 2026 and average private rents at £1,796 per calendar month in March 2026, but the Coombe Vale southern-slope cul-de-sac segment runs well above those figures. A 1970s flat-roofed four-bed off the lane sells in the £1.4m to £1.8m band on the latest Land Registry returns; a refurbished 2000s executive new-build at the Royal Wimbledon Golf Club fringe clears £2m on a regular basis. Rents on a four-bed cul-de-sac family let here sit at £5,500 to £9,500 per calendar month. The five-week-rent deposit cap under the 2019 Tenant Fees Act still puts a Coombe Vale deposit on the order of £6,000 to £11,000, and the clerks who walk the hand-back are looking at a property type they read every week.

We did 19 Coombe Vale hand-backs in the last twelve months on the southern-slope stock. The deductions cluster in three places every time, and they are different to the upper-Coombe pattern.

The Renters’ Rights Act 2025 leaned on the deposit

Section 21 went on 1 May 2025 under the Renters’ Rights Act 2025. A landlord cannot now end a tenancy with a no-fault notice, so the inventory check-out is the only end-of-tenancy lever the landlord has left. The shift on the southern slope has been visible: clerks at Curchods, Featherstone Leigh, Hamptons and Robert Holmes write longer reports than they did three years ago, the photo set is bigger, and the file goes straight into the deposit-scheme record. Most Coombe Vale deposits are protected through the Tenancy Deposit Scheme custodial route. The clerk’s photographs end up in front of the adjudicator if the deduction is disputed.

Kingston runs only mandatory HMO licensing on KT2 7 stock

One thing landlords on the southern slope keep getting wrong. Kingston upon Thames Council does not currently run a selective licensing scheme on single-let homes, and the previous additional licensing scheme has ended with no replacement on the table. What it does run is the standard mandatory HMO licence under section 254 of the Housing Act 2004, which only kicks in when the property is occupied by five or more people from two or more households. A four-bed Coombe Vale cul-de-sac let to a single relocating family is outside the scheme. The same four-bed split between four students plus a couple is inside it. Almost every southern-slope let we work on is single-household and outside HMO scope, but the cleanliness standard at the inventory hand-back does not move either way.

Thames Water KT2 sits on a hard-water line

The KT2 supply runs around 284 ppm calcium carbonate per the Thames Water hardness data for the area, hard-to-very-hard on the standard scale and 79 ppm above the UK average. On a 1970s flat-roofed four-bed with two ensuites, a downstairs cloak and a galley utility, that is seven separate scale points the clerk will photograph: the kettle base, every showerhead, the ensuite bath fill spouts, the upper-landing radiator valves, the integrated dishwasher rubber-seal, the cloakroom basin tap and the utility sink waste rim. A 2000s new-build with three ensuites and a wet-room takes the count higher. We mask the tile grout before any acid stage, descale chrome on a soft-cloth pass, soak each hand-shower head off the wall, and finish on a soft-cloth buff.

“Six years on a 1970s flat-roofed four-bed in a small cul-de-sac off Coombe Vale, near the Royal Wimbledon Golf Club fringe, originally a corporate-let through Featherstone Leigh and then a private renewal direct with the landlord. The kids had grown up there. We were downsizing back to Wimbledon Village now they were both at university and had given the agent the standard two-month notice. The whole cul-de-sac was 1970s designer stock, exposed-brick chimneys and floor-to-ceiling sliding glass onto the rear garden. The one thing I had been worrying about for the last eighteen months was the integrated 1970s extractor over the original kitchen island, which had carried twenty years of rendered cooking-fat under the cassette mesh and which the original architect had specified as flush-fitted into the soffit, so it could not be lifted out without dropping the soffit panel. Monster came on a Tuesday morning, three cleaners, seven and a half hours, the soffit panel dropped on a soft-cloth runner, the cassette lifted clear and degreased over the sink rather than sprayed in place, the mesh soaked separately, and the rendered-fat ring around the soffit cut-out hand-detailed with a soft-bristle brush so we did not score the original 1970s spray-finish. They also masked and descaled the reconstituted-stone tile floor in the hallway, which had a milky scale halo around the kitchen entrance from six years of mop-water dripping. The clerk walked it on the Friday at 11am and signed off the same afternoon. We got the full £9,750 deposit back through the Tenancy Deposit Scheme inside the week. The clean cost £445. I have already passed the number on to a neighbour who is moving out of a similar 1970s cul-de-sac four-bed two doors down.” — Margaret, ex-tenant, Coombe Vale southern-slope cul-de-sac, KT2 7, March 2026

Streets and inspection patterns we work on the Coombe Vale slope

We are on the southern-slope round most weeks. The streets and cul-de-sac pockets below are where the bulk of our Coombe Vale end-of-tenancy work lands, and underneath the list is the pattern of what the clerks at Curchods Coombe Hill, Featherstone Leigh Wimbledon, Hamptons Coombe and Robert Holmes Wimbledon Village tend to flag on these particular property types.

• Coombe Vale (the lane itself) — the spine running across the southern slope, mix of 1960s and 1970s flat-roofed modernist detached set back behind front lawns
• The cul-de-sac off Coombe Vale — small private close of 1970s designer stock, exposed-brick chimneys, sliding-glass rear elevations
• Warren Park — a 1980s and 1990s gated cul-de-sac development off the southern slope, four and five-bed family detached on quieter plots
• Coombe House Drive — private close of 2000s-onwards executive new-build detached, large open-plan kitchens with brushed-nickel fittings
• Beverley Lane (Coombe Vale stretch) — the southern boundary running towards Wimbledon Common, mix of 1970s detached and a few period cottages
• Robin Hood Way (KT2 7 service road) — cul-de-sacs feeding off the A308 service road, post-1970s detached and one or two recent rebuilds
• Albany Park Road — small enclave of 1990s executive cul-de-sac stock with integrated double garages and paviour drives
• Camp Road end — the Royal Wimbledon Golf Club approach, large 1980s family detached on bigger plots backing onto the fairways
• Lord Chancellor Walk — private cul-de-sac, small cluster of 2000s executive new-build family houses
• Drax Avenue (off Beverley Lane) — 1960s and 1970s detached on quiet back plots
• The Drive (Coombe Vale spur) — short private close of 1970s flat-roofed four-beds, several with original integrated kitchens
• Whitelands Crescent — modern infill cul-de-sac, post-2010 detached and townhouse stock

On a 1970s flat-roofed four-bed off the lane the clerk goes for the floor-to-ceiling sliding-glass bottom track first, photographing the channel where garden-foot grit has settled into the rubber gasket; second the integrated extractor cassette, where the cassette mesh and the rendered-fat ring round the soffit cut-out are the photo-set staples; third the reconstituted-stone tile floor in the hallway, where a milky scale halo around the kitchen entrance is a steady deduction line; fourth the flat-roof internal cornice line where summer condensation tracks onto the inner plasterwork; fifth the original 1970s spray-finish on the kitchen-island soffit, which scores under any abrasive cleaner. On a Coombe House Drive 2000s executive the running order shifts to the integrated dishwasher rubber-seal, the brushed-nickel taps in three ensuites and a wet-room, the bi-fold door tracks at the rear elevation, and the engineered-wood scuff at the kitchen-living junction. On a Warren Park 1990s gated four-bed the clerk moves slower: hand-painted timber units that scratch under generic spray, the double-garage interior wall, the upstairs landing radiator valves, and the picture rail in the principal bedroom. On a Camp Road end 1980s detached the order shifts again: integral garage floor, Belfast utility sink rim, ensuite extractor, and the conservatory glazing-bar joint. We run the same five clerk panels for years and the pattern stays steady.

What our Coombe Vale end of tenancy clean covers

The 57-point agent-approved checklist is the same nationally; the priorities differ by southern-slope stock. End of tenancy is the hand-back clean. Deep clean is the version where you are staying, with no clerk test on the other side. Regular is the maintenance one. The work below is the first one.

Kitchen

Inside, top, sides and behind every cooker. Hood mesh detached and degreased; on a 1970s flush-soffit integrated extractor we drop the soffit panel on a soft runner, lift the cassette clear and degrease over the sink rather than spraying in place, and soak the mesh separately. Hob deep-cleaned, induction-glass on a 2000s new-build buffed with a soft scraper. Inside fridge and freezer (defrosted if needed); integrated American-fridge gaskets brushed and the ice-maker tray pulled and detailed. Cupboards inside and out. Sink, tap, drainer, plug-hole. Tile grout. Stone-composite or quartz worktop on a soft hand-pass. Original 1970s spray-finish surfaces on the older stock get a soft-cloth wipe with a non-acid solution, no abrasives, because that paint scores under generic kitchen sprays. Skirting and switch covers. Floor mopped or hard-vacced. On a Coombe House Drive 2000s executive we polish the engineered-wood with a soft buffer and detail the integrated extractor mesh by hand.

Bathrooms

Bath, shower, screen, tile, grout, sink, tap, mirror, toilet base and behind the cistern. Showerhead descaled (off the wall on a hand-shower; a soak rather than a scrub on a fixed rainfall head). Sealant strip mould check. Extractor mesh detached and washed; on the original 1970s ducted extractor units we lift the louvre cover, hand-clean the visible duct foot, and re-seat the cover without forcing the original plastic clips. On a 2000s new-build with three ensuites and a wet-room we run a soft-acid stage across all chrome and brushed-nickel fittings, then a soft-cloth buff, and the wet-room glass channel comes off and gets a soak with the floor-drain hair-trap pulled underneath. Radiator valves get hand-detailed at every position because the KT2 hard-water residue is a near-certainty.

Bedrooms and living areas

Skirting, picture rail (where present on the older stock), dado, cornice. Door tops. Window glass inside, frame and reveal, sill. Floor-to-ceiling sliding-glass channel pulled, gasket cleaned along its run, bottom track de-gritted and re-aligned. Curtain rail and pelmet dust. Light fittings. Switch covers. Built-in wardrobe inside and on top. Mirror frames. Carpet vac to corners; original 1970s wool carpet gets a low-suction pass; engineered-wood gets a soft-buffer pass. The flat-roof cornice line on the older stock gets a soft duster on a long pole rather than a damp cloth.

Throughout

Hallways, stairs, landings, second staircase where the property has one. Reconstituted-stone tile floors on the original stock get a slow hand-mop with a non-acid stage; we mask the grout because the older grout colour discolours under acid. Bannister and spindles. Internal doors front, back and edge. Hinges. Letterbox inner flap. Smoke alarms wiped. Skirting and architrave runs. On a 2000s executive the bi-fold door tracks get the rubber gasket pulled, vacuumed and re-seated. Final walk-through against the inventory check-out template before we leave.

What end of tenancy cleaning costs in Coombe Vale

Pricing is flat-rate by property size, not hourly. Studios start at £165. One-beds are £207. Two-beds are £243. Three-beds are £339. Four-beds are £445. Five-beds are £585. If you would rather book hourly with your own brief, that is £30 per cleaner per hour. Carpet shampoo is a separate add-on at £36 per bedroom, £43 per living room, or £115 for a whole-flat two-bed. Oven detail goes on top: £77 for a single oven, £110 for a double, £114 for a 90 cm range. We will tell you on the call which add-ons your particular property actually needs — on a 1970s flat-roofed four-bed off the lane it is usually the original-extractor lift-and-degrease, the reconstituted-stone tile floor descale, and a single-room carpet shampoo on the principal bedroom; on a Coombe House Drive 2000s executive it is the bi-fold door track pull, the engineered-wood buff, and the wet-room glass-channel soak. Quotes are fixed, not guideline. We site-walk a Camp Road end five-bed in person before the quote when an integral double garage and a conservatory are in scope.

How a Coombe Vale clean compares with deep and regular

Three jobs that look similar on paper and price differently for good reason.

If you are not sure which one you need, call us and read the inventory check-in report over the phone. We will tell you straight which version fits and what add-ons your property actually needs.

How booking a Coombe Vale clean works

1. Call 0333 555 2076 or email [email protected] with the property postcode, bedroom count, check-out date, and whether the place is furnished or unfurnished. Tell us the clerk name (Curchods Coombe Hill, Featherstone Leigh Wimbledon, Hamptons Coombe, Robert Holmes Wimbledon Village) so we pre-prep against their template.
2. For a property with an original 1970s integrated extractor, a flat-roof internal cornice line, a reconstituted-stone tile floor, or a 2000s new-build wet-room, we book a fifteen-minute site walk before quoting. The fixed quote comes back within 24 hours of the walk. On a smaller two-bed off Beverley Lane or a single-room studio annexe we will quote the same working day from the postcode and bedroom count alone.
3. You confirm by email and pay a small deposit on a card link. Balance on the day, by card or bank transfer.
4. We arrive on the booked morning with a team sized for the property — a one-bed annexe is usually two cleaners for three to four hours; a 1970s four-bed off the lane is three cleaners for seven to eight hours plus a fourth on the carpet machine.
5. You hand keys back to the agent. If the inventory clerk flags any cleaning issue inside 48 hours, we come back and re-do that area at no extra cost. That is the policy behind the £1.2m deposits recovered figure across our 300+ letting agents network.

Related services and neighbouring areas

Coombe Vale sits on the southern slope of the KT2 7 corner of the Royal Borough, between Kingston town centre and the Wimbledon Common boundary, with the A3 cutting across to the south. We work the whole borough; the parent hub is end of tenancy cleaning Kingston upon Thames for borough-wide pricing and policy detail. Sibling rounds we cover most weeks include Coombe Hill end of tenancy cleaning for the elevated upper-spine detached pocket, and Wimbledon Village end of tenancy cleaning across the common to the east. If your check-out also needs the carpets shampooed properly — an original-1970s wool runner on a flat-roofed four-bed almost always does — book that as part of the same visit on our carpet cleaning service. For the original 1970s integrated extractor lift-and-degrease, the oven cleaning service is the right add-on.

Frequently Asked Questions

How much is end of tenancy cleaning for a one-bed flat in Coombe Vale?

A one-bed flat or annexe starts at £207 with the full 57-point agent-approved checklist and the 48-hour re-clean guarantee. On a 1970s annexe with fitted carpet, add a single-room shampoo. On a Coombe House Drive new-build studio, the engineered-wood buff is the only typical add-on.

Do you clean the 1960s and 1970s flat-roofed cul-de-sac stock off the lane?

Yes — the 1960s and 1970s flat-roofed modernist detached on the lane, the small cul-de-sac off it and the 1970s spur on The Drive are a regular part of our weekly southern-slope round. We carry a soft-runner soffit-drop kit for the original integrated extractors, a non-acid stage for the reconstituted-stone tile floors, and a low-suction head for any original 1970s wool carpet still in place.

Do you clean the 2000s and 2010s executive new-build cul-de-sacs in Coombe Vale?

Yes — Coombe House Drive, Lord Chancellor Walk and Whitelands Crescent are all on our regular rota. The work shifts to bi-fold door tracks, the wet-room glass channel and the engineered-wood throughout. Brushed-nickel fittings on post-2010 stock get a softer descale than the chrome on older houses.

Does Kingston run a selective licensing scheme that affects my Coombe Vale property?

No. Kingston upon Thames runs only the standard mandatory HMO licence under section 254 of the Housing Act 2004, which kicks in when the property is occupied by five or more people from two or more households. The previous additional licensing scheme has ended with no replacement planned, and there is no selective licensing scheme on single-let homes. A four-bed Coombe Vale cul-de-sac let to a single relocating family is outside HMO scope; the same four-bed split between four students plus a couple is inside it.

Are professional clean receipts still required under the Renters’ Rights Act 2025?

A landlord cannot insist on a professional clean as a tenancy clause under the 2019 Tenant Fees Act, and the 2025 Act has not changed that. What has changed is that the deposit is now the only end-of-tenancy lever, so the clerk’s report carries more weight. A receipt against the 57-point agent-approved checklist gives you a concrete document to point at.

What does the 48-hour re-clean guarantee actually cover?

If the clerk’s check-out report flags any cleaning item inside 48 hours of our visit, we come back and re-do that specific area at no charge. That is the policy behind our 97% first-time pass rate. It does not cover items the clerk lists as condition (paint scuff on a 1970s spray finish, broken plastic louvre on the original ducted extractor, scored reconstituted-stone tile) or items outside the 57-point checklist scope (front lawn, exterior windows above first floor, conservatory polycarbonate roof from the outside).

Can you handle the original 1970s integrated extractor cassette on a flat-roofed cul-de-sac kitchen?

Yes — this is the single most-asked southern-slope question. We drop the soffit panel on a soft-cloth runner, lift the cassette clear of the original 1970s spray finish, degrease it over the sink, soak the mesh separately, and hand-detail the rendered-fat ring round the soffit cut-out before re-seating the panel. We do not use generic kitchen sprays on the surrounding spray-finish soffit; the 1970s paint scores under abrasives.

Will the clean handle the floor-to-ceiling sliding-glass bottom track on the 1970s rear elevations?

Yes. We pull the rubber gasket along its full run, vacuum the bottom track, hand-clean the channel and re-align the gasket on re-fit. Both faces of the glass go through a no-residue solution and a soft-cloth buff. The clerk’s photo of that channel is a southern-slope staple, and we expect it.

Do you tackle scale on Coombe Vale bathroom fittings?

Yes — the KT2 supply runs around 284 ppm calcium carbonate so the build-up is a near-certainty. On chrome and brushed-nickel we run a soft-acid stage and a soft-cloth buff. The showerhead comes off the wall on a hand-shower for a soak. Radiator valves get hand-detailed at every position. The integrated dishwasher rubber-seal is pulled forward and cleaned underneath. On a 2000s wet-room the glass channel comes off and the floor-drain hair-trap is pulled.

Will the clean handle the flat-roof internal cornice line on the older stock?

Yes. After a wet summer the cornice line tracks condensation onto the inner plasterwork; we use a soft duster on a long pole rather than a damp cloth so we do not lift the original paint. Where the staining has gone deeper than a surface pass can shift, we say so on the day; that is a re-paint job, not a clean job.

Can you do a mid-week clean if my check-out is on a Friday?

That is the standard southern-slope pattern. We do most Coombe Vale and Coombe House Drive hand-backs on a Tuesday or Wednesday for a Friday clerk walk. The 48-hour re-clean guarantee window covers the gap. On a five-bed-plus property we sometimes split the work across two consecutive days, with the carpet machine in on day two.

Do I need to be at the property during the clean?

No. Most southern-slope clients have already moved out by the clean date, often downsizing back into Wimbledon Village or Kingston town. We collect keys from the agent, text on arrival, send a photo set on completion, and the agent walks the property the following day with the clerk.

Are the carpets shampooed as part of the standard end of tenancy price?

No — carpet shampoo is a separate add-on at £36 per bedroom, £43 per living room, or £115 for a whole-flat two-bed. On an original 1970s flat-roofed four-bed with a wool runner in the principal bedroom and a wool carpet in the formal reception, we will usually recommend the principal-bedroom and reception shampoo at the consolidated rate. On a Coombe House Drive 2000s executive with engineered wood throughout you usually do not need it.

Do you clean inside ovens on the standard end of tenancy clean?

Yes — oven interior, racks, glass and tray are inside the 57-point checklist. The oven add-on (£77 single, £110 double, £114 90 cm range) is for the deep dismantle on a heavily-used range, where we lift the side panels and clean every internal face. On a 1970s flat-roofed four-bed with the original integrated double oven still in place the deep dismantle is usually worth booking, because the original side-panel insulation has trapped twenty years of vapour.

Can you do same-day or short-notice bookings on the southern slope?

Same-day is rare on a four-bed-plus and depends on the rota. 48-hour notice we can almost always meet on a smaller property, 72-hour notice on a four or five-bed cul-de-sac. We hold a small float of KT2 7 morning slots specifically for Curchods, Featherstone Leigh, Hamptons and Robert Holmes agents who phone in late on a Monday for a Friday hand-back.

What if the agent disputes part of the deposit anyway?

If the deduction is for an item we cleaned, send us the clerk’s photo and we re-clean inside the 48-hour window. If the deduction is for a condition item (paint scuff on a 1970s spray finish, scored reconstituted-stone tile, broken louvre on the original ducted extractor) the deposit-scheme adjudication is the route — the larger southern-slope agents use the Tenancy Deposit Scheme and the adjudicator wants to see receipts and photographs. Shelter’s deposit guide sets out the deduction-categories the adjudicator works against.

Do you also do post-builders cleans on Coombe Vale rebuilds?

Yes — rear extensions, kitchen knock-throughs and full rebuilds are a steady part of our southern-slope work. New extensions throw fine plaster dust onto the original 1970s spray-finish surfaces and into the reconstituted-stone tile grout, which a standard pass will not lift; the after-builders rate covers the deeper de-dust and soft-runner protection of the original surfaces.

Ready to book a Coombe Vale end of tenancy clean

Phone 0333 555 2076 or email [email protected] with the KT2 7 postcode, the bedroom count, the check-out date, and the agent name. We will quote back the same working day on smaller properties and within 24 hours of a site walk on a four or five-bed cul-de-sac, on the 57-point agent-approved checklist, with the 48-hour re-clean guarantee. Monster Cleaning Ltd, Companies House 9919639, registered office 255 Upper Richmond Road West, SW14 8QS London. Trading since 2014. Trustpilot 3.1 over 128 reviews; we read every one.