East Sheen · Richmond upon Thames · Richmond Park constituency · 51.46740, -0.26647

SW14 8AB— East Sheen, Richmond upon Thames

Location and area intelligence for SW14 8AB, East Sheen, Richmond upon Thames

Under-the-radar value

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 45/100Yield 5.30%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
76
Schools
60
Transport
45
Environment
66
Investment
48

The bottom line

SW14 8AB offers exceptional schools (100% Good/Outstanding) and low crime at £376,500 median — a strong choice for Families.

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Location

SW14 8AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-27.6% vs London avg
vs London income+24.0% vs London avg
vs London crime+49.0% vs London avg

Deep-dive guides for SW14 8AB

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

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How SW14 8AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Thomson House School

Not yet inspected · Inspected Jul 2025 · 2 min walk

KS2: 108.0

—

Secondary

Lift Richmond Park

Not yet inspected · 9 min walk

P8: +0.51A8: 56.3

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

96.7 incidents per 1,000 residents

Higher crime than 73% of London
→ Stable

+83% vs borough

Crime by type

Other41%
Anti-social behaviour17%
Violence & sexual offences15%
Vehicle crime9%
Burglary7%
Drug offences5%
Robbery4%
Theft1%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

6

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Richmond Fire Station · 1.3km

Crime is +49% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£376,500

Median sale price

Bottom 25% — 28% below London median

£376,500 is 28% below the London median (£520,000)

-26.5%

This year

Flat

Dominant type

Price history

5-year change
-22.4%
Sales (24 months)5
New build0.0%
Avg flat£376,500
Price per m²£6,132/m²
Price per ft²£570/ft²
Avg floor area62.4 m²

EPC breakdown

B
1%
C
21%
D
18%
E
5%

Based on 45 properties · Confidence: high

Street mix

Terraced 13%Flat 81%Other 6%

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

Stamp duty

Standard buyer£6,325
First-time buyerFTB
£0
Additional propertyBTL/2nd
£17,620

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

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

Bank of England (monthly average)

Affordability

7.2×

Price-to-income

£1,883/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£156,000
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,178
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+5%

Total change

+308%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.1%

per year

Acceleration

+14.42

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £600k–£700k · 59 sales

Property Type Mix

Total: 59 sales

Terraced13.6%
Flat/maisonette86.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£77k£149k+92.9%2.8
Post-dot-com plateau2001–2004£145k£190k+31%2.2
Pre-crash peak2005–2007£650k£215k-66.9%2
GFC & correction2008–2012£253k£400k+58.4%1.7
Help-to-Buy recovery2013–2016£300k£409k+36.2%1.7
Brexit uncertainty2017–2019£520k£398k-23.6%2.7
Pandemic surge2021–2021£485k£485k+0%3
Rate-rise correction2022–2023£1.20m£675k-43.8%2
Current market2024–2025£415k£315k-24.1%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5%
District
5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing3
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Kew Gardens Underground StationDistrict line
20.1 min walk
Mortlake

Nearby stations

MortlakeNational Rail
1 min walk
Kew Gardens Rail StationMildmay
21 min walk
Kew Gardens Underground StationDistrict
21 min walk
Richmond Underground StationDistrict
31 min walk
Richmond (London) Rail StationMildmay · South Western Railway
31 min walk
No bus stops within 400m

42

Walkability score

101

Footpaths (500m)

0

Santander docks (800m)

2.8 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria46 min ↑
Waterloo ★41 min
Canary Wharf61 min ↑
City52 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

6

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)117
Nearest car park216m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Sheen Lane Car Park42 spaces· yes
216m
🅿️
Waitrose Sheen Car Park75 spaces· no
295m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 18.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 92% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.9 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 31%
Less green space than 77% of London

Nearest SSSI: Richmond Park SSSI — 2.9 km

Energy

Solar: 858 kWh/kWp/yr

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 yield858.1 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

KEW MEDICAL PRACTICE

14 HIGH PARK ROAD, KEW, TW9 4BH

19 min walk

64%

Recommend GP

64%

Overall GP experience

0

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBarnes Hospital · 738 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

31

Restaurants (800m)

19

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

20

Sports (1km)

0

Convenience

Nearest supermarketSt. Marcus · 1.2 km
11 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

2.4km

Post office

Nearby shops

Hari Supermarket333 m
Mortlake Food and Wine345 m

Nearby cafes

Euro Cafe9 m
Metos Coffee House48 m
Coffee & Cake Co65 m
The Robin84 m

Nearby restaurants

Sheen Fish Bar51 m
SoBe54 m
Sheen Kitchen69 m
Piccolos82 m

Nearby pubs

The Tapestry264 m
Pig & Whistle265 m
The Hare and Hounds268 m
Jolly Gardeners285 m

Nearby gyms

The Garage Studio26 m
Evolution92 m
SW14 Women's Fitness144 m
PureGym334 m

Nearby health

Barnes Hospital738 m
Food hygiene (5-star)62% of 101

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

48

Investment score

Moderate

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

Avg monthly rent
£1,664London avg: £1,950/mo
Gross yield
5.3% (good)London avg: 3.8%Strong yield — top 17% of London
Gentrification score22/100
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

64.4

Price growth score

C
High

Development pressure

High

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,973m
Crossrail 2 route6,090m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,817 nationally

1,964

Est. population

11,200/km²

68%

Employed

65%

Degree educated

£52,100

Median income

2.7%

Claimant rate

SuburbanHigh densityEstablished mixed

41

Community stability

Age profile

24%
20%
26%
19%
Under 1824%
18–3420%
35–4926%
50–6419%
65+12%

Tenure

23%
30%
36%
Own outright23%
Own (mortgage)30%
Private rent36%
Social rent11%
Rent free0%

Ethnicity

58%
21%
White British58%
White Other21%
Asian7%
Black2%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine10%
No car household35%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent36%
Social rent11%

vs. London

Income vs London+24.0%
Price vs London-27.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
20
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
9
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
15
Local approval rate
59%
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
4
Under construction
0
Completed (3yr)
15
Largest scheme
76 homes · Land At former Williams Lane Bowling Green, Land At former Williams Lane Bowling Green, Williams Lane, SW14 7QU
Pipeline pressure
LOW

Named schemes (500m)

SIGNAL COURT, 20, SIGNAL COURT, 20, MORTLAKE HIGH STREET, SW1442 homes
completed
MORTLAKE GREEN SCHOOL SITE, MORTLAKE GREEN SCHOOL SITE, LOWER RICHMOND ROAD, SW1436 homes
completed
MORTLAKE GREEN SCHOOL, MORTLAKE GREEN SCHOOL, LOWER RICHMOND ROAD, SW1430 homes
completed
61-69, 61-69, MORTLAKE HIGH STREET, SW1416 homes
completed
65-67, 65-67, Mortlake High Street, SW14 8HL14 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
19.3%
Ward turnout
52%
Election year
2026
MP
Sarah Olney (Liberal Democrat)
MP majority
17,155
Constituency
Richmond Park

Councillors

Julia CambridgeLib Dems
Margaret DaneLib Dems
Mohsin KhanLib Dems

Stamp Duty & Affordability Calculator

Stamp duty on median price (£376,500)

£6,325

Standard buyer

£0

First-time buyer

Save £6,325

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Richmond upon Thames with nearby boroughs:

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Key facts for SW14 8AB

Full postcodeSW14 8AB
Postcode districtSW14
BoroughLondon Borough of Richmond upon Thames
WardEast Sheen
Latitude51.467401
Longitude-0.266469
Parliamentary constituencyRichmond Park
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