Hampton · Richmond upon Thames · Twickenham constituency · 51.40688, -0.33082

KT8 9DA— Hampton, Richmond upon Thames

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

The practical family move

 

Schools 100%Safety 10/100Transport 27/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Owner-occupiers

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

Liveability
47
Safety
10
Schools
90
Transport
27
Environment
86
Investment
39

The bottom line

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

The catches: very high noise — check proximity to rail lines and 59 min to waterloo — above average for this zone.

Less suited to Families.

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Location

KT8 9DA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
LowYoung professionals
Buyer fit: FairInvestment outlook: NeutralRisk: Medium

London Benchmarks

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

Deep-dive guides for KT8 9DA

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung⚠️ Very high crime

“The practical family move”

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How KT8 9DA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Sacred Heart Catholic Primary School

Not yet inspected · 20 min walk

KS2: 107.7

★★

Secondary

Teddington School

Good · Inspected Nov 2021 · 27 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 · 39 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

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

12

Incidents (5yr)

Nearest station: Twickenham Fire Station · 3.4km

Crime is +669% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)3
New build0.0%
Price per m²£4,551/m²
Price per ft²£423/ft²
Avg floor area170.9 m²

EPC breakdown

C
2%
D
3%
E
6%
F
1%

Based on 12 properties · Confidence: medium

Street mix

Semi 14%Terraced 8%Detached 25%Flat 50%Other 3%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£427,250
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,662
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.6%

Total change

+571%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.6%

per year

Acceleration

+42.25

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £450k–£500k · 34 sales

Property Type Mix

Total: 34 sales

Detached23.5%
Semi-detached14.7%
Terraced8.8%
Flat/maisonette52.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£107k£500k+369%1.6
Post-dot-com plateau2001–2003£303k£244k-19.3%2.3
Pre-crash peak2005–2007£335k£490k+46.1%1.3
GFC & correction2011–2011£398k£398k+0%2
Help-to-Buy recovery2013–2015£1.25m£300k-76%1.3
Brexit uncertainty2017–2019£725k£545k-24.8%1.3
Pandemic surge2021–2021£3.60m£3.60m+0%1
Rate-rise correction2022–2022£1.01m£1.01m+0%1
Current market2025–2025£715k£715k+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Flat/maisonette+0.4% α
Local
6.4%
District
6%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

71out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing14
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

17

Walkability score

18

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

3

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)241
Nearest car park556m
Santander docks (800m)0
Nearest cycle dock8.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed97 Mbps
Median download160 Mbps
Superfast coverage96%
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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.3 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

20 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 · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

25

Parks (1km)

0

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Albany (1.1 km)

No restaurants within 800m — nearest: La Fiamma Ristorante Italiano (537 m)

Nearest supermarketWaitrose · 1.8 km

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)

1.5km

Post office

Nearby cafes

Lion Gate424 m
Lion Gate Cafe426 m
Privy Kitchen560 m
Tiltyard Café577 m

Nearby restaurants

La Fiamma Ristorante Italiano537 m

Nearby pubs

The Albany1.1 km
Food hygiene (5-star)100% of 1

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

BAY LODGE LIMITED
FAST TORTOISE LIMITED
HEATH GRAY CONSULTING LTD
INSPIRATION IN MOTION
KAISHA LIMITED

+2 more

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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 moderate.

Avg monthly rent
£1,664London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 68%
Gentrification score20/100
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

51.8

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,834m
Crossrail 2 route8,808m

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

Inner cityLow densityYoung professionals

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)
27
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
1
Local approval rate
100%
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)

Bushy Lodge, Bushy Lodge, Hampton Court Road, KT8 9DA2 homes
completed
North Cottage, 1, Hampton Court Road, KT8 9BZ2 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 9DA

Full postcodeKT8 9DA
Postcode districtKT8
BoroughLondon Borough of Richmond upon Thames
WardHampton
Latitude51.406881
Longitude-0.330815
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