The bottom line
TW1 2EF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.
The catches: high noise levels nearby and 48 min to waterloo — above average for this zone.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how TW1 2EF scores on each.
Toggle a question above to see how TW1 2EF meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for TW1 2EF
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Postcode Personality
“The family fortress”
How TW1 2EF has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
60
Education score
Primary
Deer Park School
Not yet inspected · 0 min walk
KS2: 112.4
Secondary
Orleans Park School
Not yet inspected · 13 min walk
100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km
Childcare
Childcare
Windham Nursery School
Not inspected · 25 min walk
4 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
67.8 incidents per 1,000 residents
+28% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
4
Serious within 200m
Fire risk
LOW
Risk band
1
Incidents (1yr)
12
Incidents (5yr)
Nearest station: Kingston Fire Station · 3.0km
Crime is +4% above London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 14 properties · Confidence: medium
Street mix
LHA rates — Outer South West London
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
1995–2022 · CAGR
+5.8%
Total change
+363%
Market Activity
Price Velocity & Acceleration
Current Velocity
-16.0%
per year
Acceleration
-112.34
change in velocity
Market State
Downturn
Price Distribution
P25: £100k–£125k · P75: £350k–£400k · 7 sales
Property Type Mix
Total: 7 sales
By decade
1990s
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1995–1998 | £68k | £98k | +44.1% | 1.5 |
| Post-dot-com plateau | 2003–2003 | £99k | £99k | +0% | 1 |
| Pre-crash peak | 2006–2006 | £191k | £191k | +0% | 1 |
| Help-to-Buy recovery | 2014–2014 | £375k | £375k | +0% | 1 |
| Rate-rise correction | 2022–2022 | £315k | £315k | +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 Buyer'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 3
Moderate
Nearby stations
44
Walkability score
61
Footpaths (500m)
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
10
Car parks (800m)
0
EV chargers (800m)
Nearby car parks
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
94%
Full fibre
94%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Syon Park SSSI — 2.2 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): 3
Landslide susceptibility: Medium
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
TWICKENHAM PARK SURGERY
17 ROSSLYN ROAD, TW1 2AR
5 min walk
96%
Recommend GP
96%
Overall GP experience
4
GPs within 1km
9
Dentists within 1km
3
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
56
Parks (1km)
45
Restaurants (800m)
25
Cafes (800m)
3
Pubs (400m)
0
Pharmacies (800m)
5
Gyms (1km)
17
Sports (1km)
1
Convenience
Nightlife (500m)
0
Nightclubs
3
Late-night venues
1
Libraries (1km)
1
Cinemas (2km)
559m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Registered businesses
+5 more
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
55
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
50.2
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 9/10
Least deprived
Index of Multiple Deprivation
Rank: 29,336 nationally
1,623
Est. population
7,805/km²
64%
Employed
69%
Degree educated
£63,400
Median income
2.2%
Claimant rate
40
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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