The bottom line
TN16 2HS 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: 83 min to london bridge — above average for this zone.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how TN16 2HS scores on each.
Toggle a question above to see how TN16 2HS meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for TN16 2HS
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Postcode Personality
“The family fortress”
How TN16 2HS has changed
Schools
Nearest schools and Ofsted ratings
Schools
Nearest schools and Ofsted ratings
90
Education score
Primary
Cudham Church of England Primary School
Good · Inspected Feb 2023 · 18 min walk
Secondary
Charles Darwin School
Good · Inspected Jun 2023 · 23 min walk
100% of local schools rated Good or Outstanding
Childcare
Childcare
Crosfield Nursery School
Not inspected · 172 min walk
0 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
84.2 incidents per 1,000 residents
+58% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
0
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Biggin Hill · 2.4km
Crime is +29% above London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
Street mix
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1999–2020 · CAGR
+6.7%
Total change
+290%
Market Activity
Price Velocity & Acceleration
Current Velocity
+93.9%
per year
Acceleration
+73.50
change in velocity
Market State
Strong growth
Price Distribution
P25: £500k–£600k · P75: £700k+ · 6 sales
Property Type Mix
Total: 6 sales
By decade
1990s
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1999–1999 | £410k | £410k | +0% | 1 |
| Pre-crash peak | 2007–2007 | £630k | £630k | +0% | 2 |
| GFC & correction | 2010–2010 | £685k | £685k | +0% | 1 |
| Help-to-Buy recovery | 2015–2015 | £825k | £825k | +0% | 1 |
| Pandemic surge | 2020–2020 | £1.60m | £1.60m | +0% | 1 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL
Nearby stations
0
Walkability score
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
1
Car parks (800m)
0
EV chargers (800m)
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Energy
Ground stability
Insurance risk
Cost band
Flood risk
Flood claim prob.
Climate
Local weather conditions and energy potential
Climate
Local weather conditions and energy potential
1,530 hrs/yr
Sunshine
595 mm/yr
Rainfall
22.9°C
Summer avg
3.0°C
Winter avg
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
BANK HOUSE SURGERY
84 HIGH STREET, FARNBOROUGH, BR6 7BA
78 min walk
0
GPs within 1km
Dentists within 1km
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
92
Parks (1km)
0
Restaurants (800m)
0
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
0
Gyms (1km)
Sports (1km)
0
Convenience
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
2.0km
Post office
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
17
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
23.5
Price growth score
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 8/10
Less deprived than average
Index of Multiple Deprivation
Rank: 25,070 nationally
1,687
Est. population
52%
Employed
29%
Degree educated
£38,300
Median income
1.3%
Claimant rate
64
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Politics
Local councillors and MP
Politics
Local councillors and MP
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