If you have cleaned a Coombe Lane West gated detached before, you know the marble kitchen island and the integrated wine cellar are where the inventory clerk will spend the first twenty minutes.
Monster Cleaning has done end of tenancy hand-backs across Coombe since 2014, working the 1930s mock-Tudor and Arts & Crafts detached along Coombe Lane West, the 1990s executive gated builds around Warren Cutting, the larger family detached on Traps Lane and George Road, and the modern infill backing onto the Coombe Hill conservation area. Phone 0333 555 2076 or email office@monstercleaning.com. One-bed flat from £207, four-bed detached from £425, full agent-approved.
Last updated April 2026. We cover the KT2 7 micro-neighbourhood across Coombe Lane West, Warren Cutting, Traps Lane and George Road, with same-week turnaround and a proper clerk hand-back, no shortcuts.
End of tenancy cleaning in Coombe starts at £156 for a studio and runs to £625 for a six-bed family detached, agent-approved against a 57-point agent-approved checklist, with a 48-hour re-clean guarantee.
Coombe deposits are big.
For wider borough coverage see our Kingston upon Thames end of tenancy hub, or read up on the elevated golf-course pocket at Coombe Hill end of tenancy cleaning if your property sits inside that conservation area.
Why a Coombe deposit gets deducted
KT2 7 is one of the priciest residential pockets in the UK, never mind the Royal Borough. The borough-wide ONS Kingston upon Thames housing data puts the average house price at £570,000 in February 2026 and the average private rent at £1,796 a month in March 2026. Those numbers do not describe Coombe.
A detached house on Coombe Lane West sold for an average of £1.9m over the last twelve months, a Coombe Ridings property averaged £2.5m, and a Coombe Hill Road property averaged £2.55m, with the highest Warren Road sales clearing £15m. Rents on a five-bed gated Coombe Lane West detached run £15,000 to £25,000 a calendar month.
Deposits, even at the post-2019 five-week cap, are larger than most Surrey detached purchase prices. The clerks who walk these properties have been doing KT2 7 for fifteen years and they look at things a clerk on a Surbiton conversion would not: the veining line on a Carrara marble island, the rubber gasket on an integrated wine cellar, the brushed-nickel underside on five separate bathroom basin spouts.
We did 23 Coombe hand-backs in the last twelve months. The deductions sit in the same three categories every single time.
The Renters’ Rights Act 2025 changed what counts as fair
Section 21 went on 1 May 2025 under the Renters’ Rights Act 2025. A landlord can no longer end a tenancy with a no-fault notice, so the deposit dispute is the only end-of-tenancy lever left. Clerks know it. The shift in KT2 7 has been visible: deductions on five and six-bed Coombe Lane West hand-backs are itemised tighter than they were three years ago, and the clerk’s report goes straight to the deposit scheme.
Most Coombe deposits sit with the Tenancy Deposit Scheme through Coombe Residential, Robert Holmes and the larger Foxtons branch. We have spent the last three years watching the same clerks tighten on the same items.
Kingston runs mandatory HMO licensing only, no selective scheme
One thing the Coombe landlords keep getting wrong on this. 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 planned.
What it does run is the standard mandatory HMO licence under section 254 of the Housing Act 2004, which kicks in only when a property is occupied by five or more people from two or more households. So a six-bed Warren Cutting family detached let to a single banking family is outside the scheme.
The same six-bed split into a five-tenant flatshare is inside it. Almost every Coombe let we work on falls outside HMO scope, but the cleanliness standard at hand-back does not change either way: the inventory check-out template is the document that decides the deposit, not the licensing register.
Coombe sits on Thames Water’s hardest-water spine
The KT2 supply runs around 284 ppm calcium carbonate from the Thames Water hardness data for the area, which is hard-to-very-hard on the standard scale and 79 ppm above the UK national average.
A Coombe property left tidy but not properly descaled will fail an inventory walk on five near-certain items: the inside of every kettle base, the rim of every sink waste, every showerhead, the brushed-nickel taps in every bathroom, and the integrated dishwasher rubber-seal.
On a Coombe Lane West five-bed with three full bathrooms plus an en-suite and a wet-room, that is fifteen separate scale points and the clerk will photograph each one. Our descale stage is not optional; on a marble vanity unit we mask the stone before any acid stage, run a soft-acid pass on the chrome, soak each showerhead off the wall, and finish with a soft-cloth buff.
Streets and inspection patterns we work in Coombe
End of tenancy cleaning
from £156
For a studio, fixed by property size, agreed before we start.
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We are on the Coombe round most weeks. The streets and gated estates below are where the bulk of our KT2 7 end-of-tenancy work lands, and underneath the list is the pattern of what the clerks at Coombe Residential, Robert Holmes, Foxtons Coombe, Hawes & Co and Dexters Kingston tend to flag on each property type.
- Coombe Lane West: the main spine, mix of 1930s mock-Tudor and Arts & Crafts detached, plus the post-2018 gated executive new-builds at the eastern end
- Warren Cutting: quiet cul-de-sac of large 1990s executive detached, mostly six and seven-bed family houses with double driveways and electric gates
- Warren Road: the highest-value spine, listed Victorian villas including Warren House (Hugh Hammersley, 1860s, extended by George Devey 1884–86), large detached houses set back behind brick walls
- Traps Lane: running south from Coombe Lane, original red-brick Coombe House boundary walls still visible on the west side, mix of 1920s detached and post-war infill
- George Road: the Coombe Wood spine, large detached houses, includes Ivy Conduit and Gallows Conduit (Tudor-era listed water buildings)
- Coombe Ridings: quiet gated estate just off Warren Road, average house price about £2.5m, mostly 1980s and 1990s executive detached
- Coombe Hill Road: runs along the conservation-area boundary, average house price about £2.55m, includes Cedar Court (1911–12, Grade II)
- Coombe Park: gated cul-de-sac of larger family detached, mostly 1990s and 2000s executive new-build with integrated kitchens
- Beverley Lane: Coombe-side of the Wimbledon Common boundary, family detached and one or two listed lodge cottages
- Albany Mews: modern townhouse infill near Coombe Lane West, post-2018 stock with floor-to-ceiling glazing and integrated extractors
- Devon Way: the Coombe-Chessington fringe, smaller 1930s detached and a few post-war rebuilds
- Telegraph Lane: named after the 1822 Admiralty semaphore station, period cottages plus modern infill detached
On a Coombe Lane West five-bed gated detached the clerk goes for the marble or stone kitchen island first, photographing the back edge behind the hob where any cooking-grease film has settled into the veining; second the integrated wine cellar where the door rubber and the inside of the glass front carry a milky residue; third the glass-balustrade staircase where every fingerprint catches at low-angle morning sun; fourth the Sub-Zero American fridge water-dispenser tray and the freezer-drawer rubbers; fifth every bathroom basin spout from underneath.
On a Warren Cutting six-bed the running order shifts to the integrated dishwasher rubber seal, the radiator valves on every floor (KT2 hard water at 284 ppm makes them a near-certainty), the home-cinema speaker grille dust above seven feet, and the secondary kitchen behind the main one if the property has one.
On a Warren Road listed Victorian the clerk moves slower: original cornice plasterwork, leaded-glass front-door pane, original picture rail at six-foot-six and above, encaustic-tile floor under any hallway runner, cast-iron grate soot ring.
On a Coombe Park 2000s executive the order shifts again: floor-to-ceiling glass streaks, integrated extractor mesh, engineered-wood scuff at the kitchen-living junction, the wet-room glass channel. We have done check-outs against the same five clerk panels for years and the pattern stays steady.
What our Coombe end of tenancy clean covers
The 57-point agent-approved checklist is the same nationally; the priorities differ by KT2 7 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 version. The work below is the first one.
Kitchen
Inside, top, sides and behind every cooker. Hood mesh detached and degreased, baffle-plate where fitted lifted into the sink rather than sprayed in place. Hob deep-cleaned, induction-glass on the post-2018 builds buffed with a soft scraper. Inside fridge and freezer (defrosted if needed), Sub-Zero American gaskets brushed and the water-dispenser tray pulled and detailed.
Cupboards inside and out, doors front and edge, handles, splashbacks. Sink, tap, drainer, plug-hole. Tile grout. Marble or stone island and worktops on a soft hand-pass with the veining masked and a non-acid stage where any cooking film has settled. Skirting and switch covers.
Floor mopped or hard-vacced. On a Warren Road listed Victorian the original quarry-tile floor in any rear scullery gets a slow, careful hand-mop; on a Coombe Park 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). Sealant strip mould check. Extractor mesh detached and washed.
On a Coombe Lane West five-bed with five bathrooms we run a soft-acid stage across all chrome and brushed-nickel, a separate softer treatment on any aged-brass taps so we do not strip the patina, and the radiator valves get hand-detailed at every position. On a Warren Cutting wet-room the glass channel comes off and gets a soak, and the floor-drain hair-trap is pulled and cleaned underneath.
Bedrooms and living areas
Skirting, picture rail, dado, cornice. Door tops. Window glass inside, frame and reveal, sill. Curtain rail and pelmet dust. Light fittings (including any pendant chandeliers, which on a Coombe property usually means an extra ladder stage and a soft brush). Switch and socket covers. Walk-in wardrobe inside and on top, separate dressing-room shelves where fitted.
Mirror frames. Carpet vac to corners; floorboard or parquet vac then soft-mop; engineered-wood buff. The picture rail on a Warren Road listed Victorian is the one clerks always check at six-foot-six and above; the cornice plasterwork is original and chips under a hard cloth, so we use a soft duster on a long pole.
Throughout
Hallways, stairs, landings, second staircase where the property has one. Glass-balustrade staircase done in two passes with a no-residue solution. Bannister and spindles. Internal doors front, back and edge. Hinges. Letterbox inside flap. Smoke and CO alarms wiped.
Skirting and architrave runs. Integrated wine cellar door rubbers brushed and the inside of the glass-front polished both sides if booked. Carpet shampoo or floor-buff if booked as an add-on. Final walk-through against the inventory check-out template before we leave.
What end of tenancy cleaning costs in Coombe
Pricing is flat-rate by property size, not hourly. Studios start at £156. One-beds are £207. Two-beds are £243. Three-beds are £339. Four-beds are £425. Five-beds are £625. If you only need part of the property cleaned, book hourly with your own brief at £30 per cleaner per hour. Carpet shampoo is a separate add-on at £29 per bedroom, £36 per living room, or £94 for two bedrooms and a living room.
Oven detail goes on top: £31 for a single and £62 for a double or a 90 cm range. We will tell you on the call which add-ons your property actually needs: on a Coombe Lane West five-bed it is usually the whole-house carpet shampoo, the marble or stone island specialist soft-pass, and a 90 cm range oven detail; on a Coombe Park 2000s executive it is usually the integrated-extractor lift-and-degrease, the engineered-wood buff, and the glass-balustrade two-pass.
Quotes are fixed, not guideline. We site-walk a Warren Cutting six-bed in person before the quote because the secondary kitchen, the home cinema and the integrated wine cellar each change the time-on-site number.
How a Coombe clean compares against deep and regular
Three jobs that look similar on paper and price differently for good reason.
| Job type | For | Checklist | Re-clean cover | Four-bed price from |
|---|---|---|---|---|
| End of tenancy | Hand-back to landlord/agent | 57-point agent-approved | 48-hour re-clean guarantee | £425 |
| Deep clean | You are staying, want a reset | Room-by-room scope, no inventory test | None (not a hand-back job) | From £186 (£26 per cleaner per hour plus £30 kit) |
| Regular clean | Maintenance, weekly or fortnightly | Tidy plus surfaces, floors, bathroom, kitchen | None | £23/hr |
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 needs.
How booking a Coombe clean works
- Call 0333 555 2076 or email office@monstercleaning.com with the property postcode, bedroom count, check-out date, and whether the place is furnished or unfurnished. Tell us the clerk name (Coombe Residential, Robert Holmes, Foxtons, Hawes & Co, Dexters) so we pre-prep against their template.
- For a property with marble, an integrated wine cellar, a five-plus bathroom count, or a glass-balustrade staircase we book a fifteen-minute site walk before quoting. The fixed quote comes back within 24 hours of the walk. On a smaller Albany Mews townhouse or a Devon Way three-bed we will quote the same working day from the postcode and bedroom count alone.
- You confirm by email and pay a small deposit on a card link. Balance on the day, by card or bank transfer.
- We arrive on the booked morning with a team sized for the property: a one-bed Albany Mews flat is usually two cleaners for four hours; a five-bed Coombe Lane West gated detached is three cleaners for eight to nine hours plus a fourth on the carpet machine.
- 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 £1.2m deposits recovered figure across our 300+ letting agents network behind it.
Related services and neighbouring areas
Coombe sits in the KT2 7 corner of the Royal Borough, between Kingston town centre and New Malden, with the A3 cutting across the southern edge. 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 golf-course conservation pocket immediately north, and Wimbledon Village end of tenancy cleaning across the common to the east.
If your check-out also needs the carpets shampooed properly (a Coombe Lane West five-bed with three reception rooms and a separate dining room almost always does), book that as part of the same visit on our carpet cleaning service. For a heavily-used 90 cm range on a Warren Cutting family kitchen, 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?
A one-bed flat starts at £207 with the full 57-point agent-approved checklist and the 48-hour re-clean guarantee. On an Albany Mews modern townhouse with an integrated extractor and floor-to-ceiling glass we will usually quote that flat rate and recommend the engineered-wood buff as the only add-on. On a Devon Way one-bed annexe of a larger detached it is the same flat rate plus a single-room carpet shampoo if there is fitted carpet.
Do you cover the gated detached on Coombe Lane West and Warren Cutting?
Yes, the 1930s mock-Tudor and Arts & Crafts detached on Coombe Lane West, the post-2018 gated executive new-builds at the eastern end of the same road, and the 1990s six and seven-bed detached on Warren Cutting are a regular part of our weekly KT2 7 round. We carry marble masking, no-residue glass solution and a soft-brush set for Sub-Zero American fridge gaskets as standard on Coombe jobs, and the team leader on a five-bed-plus property has done at least twenty Coombe hand-backs.
Does Kingston run a selective licensing scheme that affects my Coombe 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 six-bed Warren Cutting detached let to a single family is outside HMO scope; the same six-bed split into a five-tenant flatshare is inside it.
Are professional clean receipts still required by landlords 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 Renters’ Rights 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 something concrete to point at if a deduction is proposed.
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. It does not cover items the clerk flags as condition (paint scuff, broken fitting, marble chip) or items outside the 57-point checklist scope (formal garden, exterior windows above first floor, swimming-pool surround).
Do you tackle scale on Coombe bathroom fittings and integrated dishwashers?
Yes, that is one of the standard KT2 7 attention items. On chrome and brushed-nickel we run a soft-acid stage and a soft-cloth buff. The showerhead comes off the wall for a soak where it is a hand-shower. Radiator valves get hand-detailed at every position on every floor. Aged-brass taps get a separate softer treatment so we do not strip the patina. The integrated dishwasher rubber seal is pulled forward and cleaned underneath. The Thames Water supply runs hard around 284 ppm so the scale is real and it stacks up fast.
Will the clean handle the marble or stone kitchen island on a Coombe Lane West property?
Yes, this is the single most-asked Coombe question. We mask the veining of the stone before any acid stage runs anywhere near it. The back band behind the hob, where any cooking-grease film tends to settle, gets a non-acid stage and a hot soft-cloth buff. We do not use generic kitchen sprays on Carrara, Calacatta or honed limestone. If the stone has had a previous bad-product mark we will tell you on the day; that is a re-polish job, not a clean job.
Will the clean handle bathroom mould around silicone seals?
On a typical bathroom yes, surface mould around the bath silicone, screen seal and basin edge comes off in our standard pass. Where the silicone has gone black behind the surface and the staining has migrated into the mastic itself, we will tell you on the day; that is a re-silicone job, not a clean job, and the agent will price it as a condition deduction either way.
Can you do a mid-week clean if my check-out is on a Friday?
That is the standard KT2 7 pattern. We do most Coombe Lane West and Warren Cutting 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 KT2 7 clients have already moved out by the clean date, often abroad on a corporate relocation. We collect keys from the agent, text on arrival, send a photo set on completion, and the agent walks it the next day with the clerk. On a property with an integrated wine cellar still under a separate cooling contract or any specialist contents, the team leader will phone you if anything outside the 57-point checklist is borderline.
Are the carpets shampooed as part of the standard end of tenancy price?
No, carpet shampoo is a separate add-on at £29 per bedroom, £36 per living room, or £94 for two bedrooms and a living room. On a Coombe Lane West five-bed with three reception rooms, a separate dining room and a study, we will almost always recommend the whole-house shampoo at the consolidated rate. On a Coombe Park 2000s executive with engineered wood throughout you usually do not need it.
Do you clean inside ovens on the standard end of tenancy clean?
No, the oven interior, racks, glass and tray are an add-on to the 57-point checklist. The oven add-on (£31 single, £62 double or 90 cm range) covers the full deep clean, and on a heavily-used range we clean every internal face we can reach. On a Sunday-roast Warren Cutting family kitchen with a 90 cm professional range and twin pyrolytic ovens, the deep clean is usually worth it.
Can you do same-day or short-notice bookings in KT2 7?
Same-day is rare on a five-bed-plus and depends on the rota. 48-hour notice we can almost always meet on a smaller property, 72-hour notice on a five or six-bed. We hold a small float of KT2 7 morning slots specifically for Coombe Residential, Robert Holmes, Foxtons Coombe, Hawes & Co and Dexters Kingston agents who phone in late on a Monday for a Friday hand-back.
How does payment work on a five-figure deposit job?
Small deposit on confirmation, by card link. Balance on the day, by card or bank transfer to the office account. We do not take cash on the day. Receipts go out by email the same evening. On a corporate relocation we will invoice the relocation agent direct if you forward the contact at booking.
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 (paintwork, fitting, marble chip, hardwood-floor scratch) the deposit scheme adjudication is the route. The larger Coombe agents use the Tenancy Deposit Scheme and the adjudicator wants to see receipts and photos. Shelter’s deposit guide sets out the deduction-categories the adjudicator works with.
Do you also do post-builders cleans on Coombe extensions?
Yes, rear-extension, basement-conversion and loft-conversion cleans on Coombe stock are a steady part of our KT2 7 work. New-basement extensions especially throw a fine plaster and concrete dust into the original parquet hallway and up onto the cornice plasterwork, which a standard pass will not lift; the after-builders rate covers the deeper de-dust on original floors and the cornice work above seven feet.
Ready to book a Coombe end of tenancy clean
Booking takes three steps
- Your postcode and the property. The form gives the price.
- A date that suits you. Seven days a week.
- We confirm it with you by phone or WhatsApp.
0333 555 2076 · 8am to 7pm
Phone 0333 555 2076 or email office@monstercleaning.com 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 five-bed-plus, on the 57-point agent-approved checklist, with the 48-hour re-clean guarantee. Monster Cleaning Ltd, registered office 75 Shakespeare Avenue, Feltham, TW14 9HU. Trading since 2014. Customers rate us 4.7 out of 5 on Google.