Twickenham Riverside · Richmond upon Thames · Twickenham constituency · 51.45482, -0.31077

TW1 2HE— Twickenham Riverside, Richmond upon Thames

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

The family fortress

 

Top 13% LondonSchools 100%Safety 74/100Transport 38/100Low yield 3.17%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
72
Safety
74
Schools
60
Transport
38
Environment
69
Investment
54

The bottom line

TW1 2HE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 47 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

TW1 2HE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+51.0% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for TW1 2HE

🛡️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 2HE 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 · 2 min walk

KS2: 112.4

—

Secondary

Orleans Park School

Not yet inspected · 11 min walk

P8: +0.91A8: 64.0

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

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 26 min walk

4 primaries · 1 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kingston Fire Station · 2.8km

Crime is +4% above London average

Property

Prices, sales volume and market trends

Avg floor area121.1 m²

EPC breakdown

C
4%
D
12%
E
3%

Based on 19 properties · Confidence: medium

Street mix

Semi 7%Terraced 83%Detached 3%Flat 7%

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 yield859 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£302,750
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingPartial double glazing
Council tax band Band DAnnual charge £2,178
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+7.2%

Total change

+598%

Market Activity

Price Velocity & Acceleration

Current Velocity

+171.7%

per year

Acceleration

+232.76

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 71 sales

Property Type Mix

Total: 71 sales

Detached2.8%
Semi-detached7%
Terraced83.1%
Flat/maisonette7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£179k£430k+140.2%3.7
Post-dot-com plateau2001–2004£540k£270k-50%3.8
Pre-crash peak2005–2007£598k£801k+34.1%4.3
GFC & correction2008–2012£825k£1.01m+22.4%2.2
Help-to-Buy recovery2014–2015£1.10m£1.21m+10%1.5
Brexit uncertainty2018–2019£1.23m£1.21m-1.7%2
Pandemic surge2020–2021£1.18m£460k-61%1
Rate-rise correction2023–2023£1.25m£1.25m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Terraced+0.2% α
Local
8.3%
District
8.1%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

36

Walkability score

24

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

8

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)62
Nearest car park119m
Santander docks (800m)0
Nearest cycle dock5.8 km

Nearby car parks

🅿️
Friars Lane Car Park62 spaces· yes
548m

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 AONB43% green spaceTree canopy: 40%
More green space than 93% of London

Nearest SSSI: Syon Park SSSI — 2.4 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

3

GPs within 1km

10

Dentists within 1km

3

Care homes (1km)

Nearest hospitalWest Middlesex Hospital · 2.2 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

54

Parks (1km)

36

Restaurants (800m)

21

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

17

Sports (1km)

0

Convenience

Nearest supermarketWaitrose · 957 m
11 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

708m

Post office

Nearby shops

Liquid Gold Cave486 m
City Wine Collection498 m
Otto Lenghi553 m
The News Kiosk656 m

Nearby cafes

Rizidence61 m
Manoo and Rita63 m
Studio17128 m
Rich Café220 m

Nearby restaurants

Thai Upon Thames49 m
Tops Pizza82 m
Chicken City110 m
Tangawizi170 m

Nearby pubs

Unique Coffee Bar48 m
The Rising Sun300 m
The Slug and Lettuce486 m
The White Cross489 m

Nearby gyms

Studio 17122 m
Vive Fitness507 m
Richmond Hill Health Club601 m
Face Gym648 m

Nearby health

Twickenham Park Surgery121 m
Orchard Clinic495 m
The Richmond Dentist507 m
Sisu537 m
Food hygiene (5-star)73% of 82

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%

High street

A

High street health

Registered businesses

BLUE POND CONSULTANTS LTD
CHAINVIEW SPORTS LTD
CLEAR INTERNATIONAL CONSULTING LIMITED
EXTRACTEDUK LTD
HYPERRING ALLIANCE LTD

+3 more

Investment

Investment grade, yield and market outlook

54

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
3.2% (average)London avg: 3.8%Below average yield — bottom 58%
Gentrification score31/100

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Future outlook

50.5

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,321m
Crossrail 2 route8,164m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
86
Live planning apps (800m)
30
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
45
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
19
Largest scheme
132 homes · ICE RINK SITE, BY RIVER THAMES (PHASE 2), ICE RINK SITE, BY RIVER THAMES (PHASE 2), CAMBRIDGE ROAD, DENTON ROAD, TW1
Pipeline pressure
NONE

Named schemes (500m)

BEAUFORT WORKS, BEAUFORT WORKS, BEAUFORT ROAD, TW1 2PQ26 homes
completed
301, 301, RICHMOND ROAD, TW1 2NP21 homes
completed
BUS GARAGE, BUS GARAGE, CAMBRIDGE ROAD, TW119 homes
completed
RISING SUN P.H., 277-279, RISING SUN P.H., 277-279, RICHMOND ROAD, TW1 2NP13 homes
completed
40, 40, Cambridge Park, Twickenham, TW1 2JU13 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

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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 2HE

Full postcodeTW1 2HE
Postcode districtTW1
BoroughLondon Borough of Richmond upon Thames
WardTwickenham Riverside
Latitude51.454820
Longitude-0.310774
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