Twickenham Riverside · Richmond upon Thames · Twickenham constituency · 51.45748, -0.31285

TW1 2BZ— Twickenham Riverside, Richmond upon Thames

Location and area intelligence for TW1 2BZ, Twickenham Riverside, Richmond upon Thames

The family fortress

 

Schools 100%Safety 74/100Transport 39/100Yield 4.99%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
74
Schools
60
Transport
39
Environment
86
Investment
52

The bottom line

TW1 2BZ offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £400,000 median — strong value for Families who can accept its trade-offs.

The catches: 47 min to waterloo — above average for this zone and 6 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

TW1 2BZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price-23.1% vs London avg
vs London income+51.0% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for TW1 2BZ

🛡️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 TW1 2BZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Deer Park School

Not yet inspected · 3 min walk

KS2: 112.4

—

Secondary

Orleans Park School

Not yet inspected · 13 min walk

P8: +0.91A8: 64.0

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.8 incidents per 1,000 residents

Higher crime than 52% of London
↑ Rising 243.8%

+28% vs borough

Crime by type

Violence & sexual offences28%
Other25%
Anti-social behaviour18%
Vehicle crime11%
Burglary9%
Theft4%
Robbery4%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kingston Fire Station · 3.2km

Crime is +4% above London average

Property

2 Jul

Prices, sales volume and market trends

£400,000

Median sale price

23% below London median

£400,000 is 23% below the London median (£520,000)

-82.9%

This year

Flat

Dominant type

Price history

5-year change
-78.1%
Sales (24 months)13
New build30.8%
Avg semi-detached£1,672,500
Avg flat£400,000
Price per m²£7,018/m²
Price per ft²£652/ft²
Avg floor area58.3 m²

EPC breakdown

C
6%
D
15%
E
13%
F
5%
G
4%

Based on 43 properties · Confidence: high

Street mix

Semi 22%Detached 7%Flat 70%

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£7,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£19,500

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

6.3×

Price-to-income

£2,001/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield859 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£145,750
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 fuelelectricity (not community)
GlazingSingle glazed
Council tax band Band DAnnual charge £2,178
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+3.8%

Total change

+208%

Market Activity

Price Velocity & Acceleration

Current Velocity

-82.4%

per year

Acceleration

-107.08

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £350k–£400k · 27 sales

Property Type Mix

Total: 27 sales

Detached7.4%
Semi-detached22.2%
Flat/maisonette70.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£130k£220k+69.2%1
Post-dot-com plateau2001–2003£1.05m£750k-28.6%1.3
Pre-crash peak2006–2006£400k£400k+0%1
Help-to-Buy recovery2013–2013£1.57m£1.57m+0%1
Brexit uncertainty2019–2019£500k£500k+0%1
Pandemic surge2021–2021£1.82m£1.82m+0%2
Rate-rise correction2023–2023£2.27m£2.27m+0%1
Current market2025–2025£400k£400k+0%13

Buyer vs Seller Score

Composite market conditions index 0–100

59out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing22
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
RichmondDistrict line
12.2 min walk
St Margarets (London)

Nearby stations

St Margarets (London)National Rail
7 min walk
Richmond (London) Rail StationMildmay · South Western Railway
13 min walk
Richmond Underground StationDistrict
13 min walk
Kew Gardens Underground StationDistrict
36 min walk
Kew Gardens Rail StationMildmay
36 min walk
No bus stops within 400m

34

Walkability score

30

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge55 min ↑
Victoria51 min ↑
Waterloo ★47 min
Canary Wharf65 min ↑
City57 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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)62
Nearest car park222m
Santander docks (800m)0
Nearest cycle dock5.9 km

Nearby car parks

🅿️
Friars Lane Car Park62 spaces· yes
368m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 61%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 2.1 km

Energy

Solar: 859 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 3

Landslide susceptibility: Medium

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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 yield859.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

TWICKENHAM PARK SURGERY

17 ROSSLYN ROAD, TW1 2AR

4 min walk

96%

Recommend GP

96%

Overall GP experience

4

GPs within 1km

13

Dentists within 1km

3

Care homes (1km)

Nearest hospitalWest Middlesex Hospital · 1.9 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

53

Parks (1km)

23

Restaurants (800m)

15

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

16

Sports (1km)

0

Convenience

Nearest supermarketWaitrose · 879 m
10 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

619m

Post office

Nearby shops

Liquid Gold Cave335 m
City Wine Collection482 m
Otto Lenghi520 m
The News Kiosk566 m

Nearby cafes

Rich Café296 m
Rizidence296 m
Studio17297 m
Manoo and Rita319 m

Nearby restaurants

Tops Pizza264 m
Asiatique291 m
Chicken City297 m
Thai Upon Thames301 m

Nearby pubs

Unique Coffee Bar296 m
The White Cross352 m
The Slug and Lettuce380 m
The White Swan430 m

Nearby gyms

Studio 17296 m
Vive Fitness487 m
Face Gym541 m
Third Space551 m

Nearby health

Twickenham Park Surgery241 m
The Richmond Dentist386 m
Sisu496 m
Richmond Green Dental Care501 m
Food hygiene (5-star)72% of 61

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%

High street

A

High street health

Registered businesses

DNA FINISHES LIMITED
LAYTON HENDERSON PROPERTIES LTD

Investment

Investment grade, yield and market outlook

52

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
5.0% (good)London avg: 3.8%Strong yield — top 20% of London
Gentrification score18/100
Sales last 12 months1

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

8/100

Velocity score

Future outlook

59.2

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,374m
Crossrail 2 route8,429m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,336 nationally

1,623

Est. population

7,805/km²

64%

Employed

69%

Degree educated

£63,400

Median income

2.2%

Claimant rate

Inner cityHigh densityYoung professionals

40

Community stability

Age profile

18%
17%
26%
20%
20%
Under 1818%
18–3417%
35–4926%
50–6420%
65+20%

Tenure

28%
26%
40%
Own outright28%
Own (mortgage)26%
Private rent40%
Social rent6%
Shared ownership0%

Ethnicity

58%
28%
White British58%
White Other28%
Asian6%
Black1%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine7%
No car household34%
Unemployed3%
No qualifications6%

Housing tenure (Census 2021)

Private rent40%
Social rent6%

vs. London

Income vs London+51.0%
Price vs London-23.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
73
Live planning apps (800m)
36
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
48
Local approval rate
50%
Borough approval rate
65%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
6

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
19
Largest scheme
54 homes · FORMER GLC NURSERY SITE, FORMER GLC NURSERY SITE, HEATHCOTE ROAD, THE AVENUE, TW1 1RX
Pipeline pressure
NONE

Named schemes (500m)

FORMER GLC NURSERY SITE, FORMER GLC NURSERY SITE, HEATHCOTE ROAD, THE AVENUE, TW1 1RX54 homes
completed
ATC SITE, ATC SITE, WINDMILL ROAD, W514 homes
completed
40, 40, Cambridge Park, Twickenham, TW1 2JU13 homes
completed
Century House 351, Century House 351, Richmond Road, TW1 2ER8 homes
completed
336B, 336B, Richmond Road, TW1 2DU4 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
19.5%
Ward turnout
50%
Election year
2026
MP
Munira Wilson (Liberal Democrat)
MP majority
21,457
Constituency
Twickenham

Councillors

James Henry ChardLib Dems
Julia Neden-WattsLib Dems
Andrew DuncanLib Dems

Stamp Duty & Affordability Calculator

Stamp duty on median price (£400,000)

£7,500

Standard buyer

£0

First-time buyer

Save £7,500

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:

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 TW1 2BZ

Full postcodeTW1 2BZ
Postcode districtTW1
BoroughLondon Borough of Richmond upon Thames
WardTwickenham Riverside
Latitude51.457476
Longitude-0.312849
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