Hampton · Richmond upon Thames · Twickenham constituency · 51.40665, -0.33479

KT8 9BZ— Hampton, Richmond upon Thames

Location and area intelligence for KT8 9BZ, Hampton, Richmond upon Thames

Strong, well-rated schools nearby

 

Schools 100%Safety 10/100Transport 26/100Low yield 2.79%

Best for: Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
48
Safety
10
Schools
90
Transport
26
Environment
86
Investment
41

The bottom line

KT8 9BZ offers exceptional schools (100% Good/Outstanding) and a green environment — strong value for Owner-occupiers who can accept its trade-offs.

The catches: high noise levels nearby and 59 min to waterloo — above average for this zone.

Less suited to Families.

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Location

KT8 9BZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: FairInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+7.4% vs London avg
vs London crime+669.0% vs London avg

Deep-dive guides for KT8 9BZ

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Compare KT8 9BZ with:

Postcode Personality

🎓 School Smart🌿 Green Lung⚠️ Very high crime

“Strong, well-rated schools nearby”

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How KT8 9BZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Collis Primary School

Not yet inspected · Inspected Apr 2025 · 23 min walk

KS2: 108.3

★★

Secondary

Teddington School

Good · Inspected Nov 2021 · 30 min walk

P8: +0.26A8: 54.2

100% of local schools rated Good or Outstanding · based on 1 school within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 42 min walk

0 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Very high crime

500.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+845% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Violence & sexual offences33%
Other32%
Anti-social behaviour16%
Vehicle crime10%
Burglary5%
Drug offences4%
Robbery1%
Theft1%

Road safety

96

Road safety score

4

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

7

Incidents (5yr)

Nearest station: Twickenham Fire Station · 3.3km

Crime is +669% above London average

Property

Prices, sales volume and market trends

Avg floor area90.9 m²

EPC breakdown

B
1%
C
2%
D
4%

Based on 7 properties · Confidence: low

Street mix

Semi 10%Terraced 30%Detached 35%Flat 20%Other 5%

LHA rates — Outer South West London

Shared room£592/mo
1 bedroom£1200/mo
2 bedrooms£1495/mo
3 bedrooms£1800/mo
4 bedrooms£2550/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£227,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,662
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+6.4%

Total change

+467%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.5%

per year

Acceleration

-130.08

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 19 sales

Property Type Mix

Total: 19 sales

Detached36.8%
Semi-detached10.5%
Terraced31.6%
Flat/maisonette21.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£164k£233k+41.8%1.5
Post-dot-com plateau2004–2004£440k£440k+0%1
Pre-crash peak2006–2007£450k£600k+33.3%1.5
GFC & correction2008–2008£1.30m£1.30m+0%1
Help-to-Buy recovery2015–2016£400k£784k+96%1
Brexit uncertainty2017–2018£420k£440k+4.8%1
Pandemic surge2021–2021£364k£364k+0%2
Rate-rise correction2022–2023£865k£930k+7.5%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0.2% alpha

Detached+0.2% α
Local
11.1%
District
10.9%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Hampton Court→ Waterloo· 2 tph
40 min

Nearby stations

Hampton CourtNational Rail
9 min walk
Richmond (London) Rail StationSouth Western Railway · Mildmay
84 min walk
Richmond Underground StationDistrict
84 min walk
Hounslow Central Underground StationPiccadilly
94 min walk
Hounslow East Underground StationPiccadilly
94 min walk
No bus stops within 400m

25

Walkability score

77

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge69 min ↑
Victoria65 min ↑
Waterloo ★59 min
Canary Wharf79 min ↑
City68 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)241
Nearest car park430m
Santander docks (800m)0
Nearest cycle dock9.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 Mbps
Superfast coverage100%
All operators 5G74%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 83% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 0.5 km

Energy

Solar: 854 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,570 hrs/yr

Sunshine

577 mm/yr

Rainfall

23.3°C

Summer avg

2.9°C

Winter avg

Solar yield853.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HAMPTON WICK SURGERY

TUDOR HOUSE, 26 UPPER TEDDINGTON ROAD, KT1 4DY

23 min walk

81%

Recommend GP

81%

Overall GP experience

0

GPs within 1km

Dentists within 1km

Nearest hospitalTeddington Memorial Hospital · 2.2 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

66

Parks (1km)

1

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Mute Swan (569 m)

Nearest supermarketTesco · 1.6 km
8 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
782 licensed premises in borough301 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.7km

Post office

Nearby shops

Mada Deli779 m
The Vineking790 m
Peter J Dale835 m
Palace Local850 m

Nearby cafes

Lion Gate146 m
Lion Gate Cafe149 m
Tiltyard Café306 m
Privy Kitchen361 m

Nearby restaurants

La Fiamma Ristorante Italiano262 m
Zizzi734 m
IstanBLU754 m
Henry's Kitchen763 m

Nearby pubs

The Mute Swan569 m
Prince of Wales821 m
The Albany1.1 km

Nearby gyms

Riverside Gym856 m
Kingston Grammar School Sport Ground899 m
Food hygiene (5-star)100% of 1

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

GLYCINE HOLDINGS LIMITED
MELDSTONE LIMITED
OC LIVERIES LIMITED
OC POLO LIMITED
POPPY'S ARC LTD

+1 more

Investment

Investment grade, yield and market outlook

41

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,664London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 68%
Gentrification score21/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Future outlook

34.4

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,083m
Crossrail 2 route9,085m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,731 nationally

1,702

Est. population

484/km²

57%

Employed

61%

Degree educated

£45,100

Median income

2.5%

Claimant rate

SuburbanLow densityOwner occupiers / families

51

Community stability

Age profile

15%
14%
20%
26%
25%
Under 1815%
18–3414%
35–4920%
50–6426%
65+25%

Tenure

48%
23%
26%
Own outright48%
Own (mortgage)23%
Private rent26%
Social rent3%
Shared ownership1%

Ethnicity

73%
White British73%
White Other12%
Asian9%
Black1%
Mixed4%
Other1%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine8%
No car household16%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent26%
Social rent3%

vs. London

Income vs London+7.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
50
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
2
Local approval rate
0%
Borough approval rate
65%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
4 homes · Adj to Whistle Stop, Adj to Whistle Stop, Hampton Court Road, KT8 9BY
Pipeline pressure
NONE

Named schemes (500m)

Adj to Whistle Stop, Adj to Whistle Stop, Hampton Court Road, KT8 9BY4 homes
completed
39, 39, Hampton Court Road, KT8 9BY3 homes
completed
North Cottage, 1, Hampton Court Road, KT8 9BZ2 homes
completed
Courtview House, Courtview House, Hampton Court Road, KT8 9BY2 homes
completed
Courtview House, Hampton Court Road, Y2 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
18.5%
Ward turnout
54%
Election year
2026
MP
Munira Wilson (Liberal Democrat)
MP majority
21,457
Constituency
Twickenham

Councillors

Gareth David RobertsLib Dems
Sam DaltonLib Dems
Nick KennerleyLib Dems

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Compare Richmond upon Thames with nearby boroughs:

Richmond upon Thames vs HounslowRichmond upon Thames vs BarnetRichmond upon Thames vs Kingston Upon ThamesRichmond upon Thames vs Wandsworth

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Key facts for KT8 9BZ

Full postcodeKT8 9BZ
Postcode districtKT8
BoroughLondon Borough of Richmond upon Thames
WardHampton
Latitude51.406650
Longitude-0.334792
Parliamentary constituencyTwickenham
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey