East Sheen · Richmond upon Thames · Richmond Park constituency · 51.45809, -0.26394

SW14 8BE— East Sheen, Richmond upon Thames

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 86/100Transport 24/100

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
70
Safety
86
Schools
60
Transport
24
Environment
94
Investment
49

The bottom line

SW14 8BE offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 53 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

SW14 8BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+17.6% vs London avg
vs London crime-52.0% vs London avg

Deep-dive guides for SW14 8BE

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

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“The family fortress”

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How SW14 8BE 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 · 15 min walk

KS2: 108.0

—

Secondary

Lift Richmond Park

Not yet inspected · 7 min walk

P8: +0.51A8: 56.3

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Eastwood Nursery School

Not inspected · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

31.2 incidents per 1,000 residents

Better than 78% of London
→ Stable

-41% vs borough

Crime by type

Vehicle crime24%
Other15%
Burglary15%
Violence & sexual offences15%
Anti-social behaviour13%
Drug offences13%
Robbery4%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Richmond Fire Station · 1.8km

Crime is 52% below London average

Property

Prices, sales volume and market trends

Avg floor area234.5 m²

EPC breakdown

C
3%
D
5%
E
2%

Based on 10 properties · Confidence: medium

Street mix

Semi 24%Detached 77%

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 yield858 kWh/kWp/yr
Rebuild cost estimate£586,250
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)
RoofPitched, insulated at rafters
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £3,630
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+8.5%

Total change

+812%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.8%

per year

Acceleration

-91.72

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 17 sales

Property Type Mix

Total: 17 sales

Detached76.5%
Semi-detached23.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£285k£821k+188.1%1
Post-dot-com plateau2001–2004£720k£1.13m+57.4%1
Pre-crash peak2005–2006£863k£1.29m+50.1%1.5
GFC & correction2010–2011£1.45m£1.75m+21.1%1.5
Help-to-Buy recovery2013–2014£1.52m£1.85m+21.3%1
Brexit uncertainty2017–2017£1.85m£1.85m+0%1
Pandemic surge2021–2021£3.20m£3.20m+0%1
Rate-rise correction2023–2023£2.60m£2.60m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Mortlake

Nearby stations

MortlakeNational Rail
14 min walk
Kew Gardens Rail StationMildmay
32 min walk
Kew Gardens Underground StationDistrict
32 min walk
Richmond Underground StationDistrict
33 min walk
Richmond (London) Rail StationMildmay · South Western Railway
33 min walk
No bus stops within 400m

27

Walkability score

30

Footpaths (500m)

0

Santander docks (800m)

3.1 km

Nearest cycle dock

Central London commute times

London Bridge63 min ↑
Victoria57 min ↑
Waterloo ★53 min
Canary Wharf73 min ↑
City64 min ↑

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

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Parking & EV

Car parks, spaces and charging points

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park410m
Santander docks (800m)0
Nearest cycle dock3.1 km

Nearby car parks

🅿️
Sheen Gate carpark
410m

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: 18.0 µg/m³ · PM2.5: 5.0 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: 9.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Richmond Park SSSI — 2.0 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

30 min walk

64%

Recommend GP

64%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Priory · 975 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

59

Parks (1km)

7

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

36

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Plough (574 m)

Nearest supermarketSt. Marcus · 1.1 km
25 tennis courts7 swimming pools1 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)

1.8km

Post office

Nearby shops

Hari Supermarket779 m

Nearby cafes

Pistachios on the Park319 m
Pitch & Putt356 m
Harris + Hoole743 m
11 Coffee & Co744 m

Nearby restaurants

Sushi Ya Express743 m
Sam's Chicken745 m
The Souvlaki East Sheen746 m
PizzaExpress749 m

Nearby pubs

The Plough574 m
The Hare and Hounds797 m
Pig & Whistle801 m
Leonardo Wine Bar842 m

Nearby gyms

Sheen Lawn Tennis and Squash Club523 m
Bank of England Sports Ground698 m
National Tennis Centre762 m
Paul May Fitness812 m
Food hygiene (5-star)55% of 29

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

E

High street health

Investment

Investment grade, yield and market outlook

49

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
Gentrification score23/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Future outlook

42.4

Price growth score

D
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,123m
Crossrail 2 route5,452m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,416 nationally

1,473

Est. population

3,549/km²

59%

Employed

70%

Degree educated

£49,400

Median income

0.4%

Claimant rate

SuburbanMedium densityOwner occupiers / families

61

Community stability

Age profile

30%
19%
23%
19%
Under 1830%
18–349%
35–4919%
50–6423%
65+19%

Tenure

45%
41%
Own outright45%
Own (mortgage)41%
Private rent13%
Social rent1%
Shared ownership0%

Ethnicity

70%
19%
White British70%
White Other19%
Asian4%
Black0%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional64%
Routine / semi-routine5%
No car household12%
Unemployed2%
No qualifications4%

Housing tenure (Census 2021)

Private rent13%
Social rent1%

vs. London

Income vs London+17.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
18
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
16
Local approval rate
75%
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)
5
Largest scheme
6 homes · 341, Upper Richmond Road West, East Sheen, SW14 8QN
Pipeline pressure
NONE

Named schemes (500m)

Corner House, Vicarage Road, East Sheen, SW14 8RS2 homes
completed
30, 30, Clarelawn Avenue, SW14 8BG1 homes
completed
255A, Sheen Lane, East Sheen, SW14 8RN1 homes
completed
9, Vicarage Gardens, East Sheen, SW14 8RT1 homes
completed
65, Palewell Park, East Sheen, SW14 8JJ1 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

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Compare Richmond upon Thames with nearby boroughs:

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Key facts for SW14 8BE

Full postcodeSW14 8BE
Postcode districtSW14
BoroughLondon Borough of Richmond upon Thames
WardEast Sheen
Latitude51.458093
Longitude-0.263943
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