Twickenham Riverside · Richmond upon Thames · Twickenham constituency · 51.45668, -0.30764

TW1 2HY— Twickenham Riverside, Richmond upon Thames

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

Strong, well-rated schools nearby

 

Top 13% LondonSchools 100%Safety 81/100Transport 31/100Low yield 3.17%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
72
Safety
81
Schools
60
Transport
31
Environment
61
Investment
51

The bottom line

TW1 2HY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers 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.

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Location

TW1 2HY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+51.0% vs London avg
vs London crime-60.0% vs London avg

Deep-dive guides for TW1 2HY

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

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Postcode Personality

🎓 School Smart🔒 Very Safe🍕 Buzzing

“Strong, well-rated schools nearby”

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How TW1 2HY 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 · 15 min walk

P8: +0.91A8: 64.0

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

26.3 incidents per 1,000 residents

Better than 82% of London
↑ Rising 205.6%

from a low base — still below London average

-50% vs borough

Crime by type

Violence & sexual offences27%
Other25%
Anti-social behaviour22%
Vehicle crime18%
Robbery4%
Drug offences2%
Burglary2%
Theft0%

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Richmond Fire Station · 2.0km

Crime is 60% below London average

Property

Prices, sales volume and market trends

Avg floor area155.2 m²

EPC breakdown

C
1%
D
4%
E
1%

Based on 6 properties · Confidence: low

Street mix

Flat 100%

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£388,000
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band FAnnual charge £3,146
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2022 · CAGR

+6.3%

Total change

+362%

Market Activity

Price Velocity & Acceleration

Current Velocity

+96.7%

per year

Acceleration

+96.72

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £700k+ · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£390k£368k-5.8%1
Post-dot-com plateau2004–2004£700k£700k+0%1
Pre-crash peak2006–2006£640k£640k+0%1
GFC & correction2010–2011£915k£915k+0%1
Rate-rise correction2022–2022£1.80m£1.80m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
RichmondDistrict line
10.1 min walk
Richmond (London)→ Waterloo· 12 tph
20 min

Nearby stations

Richmond (London) Rail StationSouth Western Railway · Mildmay
10 min walk
Richmond (London)National Rail
10 min walk
Richmond Underground StationDistrict
11 min walk
Kew Gardens Underground StationDistrict
34 min walk
Kew Gardens Rail StationMildmay
34 min walk
No bus stops within 400m

53

Walkability score

95

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge56 min ↑
Victoria51 min ↑
Waterloo ★48 min
Canary Wharf66 min ↑
City58 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

12

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)62
Nearest car park227m
Santander docks (800m)0
Nearest cycle dock5.6 km

Nearby car parks

🅿️
Friars Lane Car Park62 spaces· yes
333m
🅿️
Paradise Road Car Park
551m
🅿️
Old Deer Park· yes
781m

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 waterLOW
Low
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 83% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.9 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 19%
Above average green space

Nearest SSSI: Syon Park SSSI — 2.2 km

Energy

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

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

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 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

PARADISE ROAD SURGERY

PARADISE ROAD PRACTICE, 37 PARADISE ROAD, TW9 1SA

7 min walk

93%

Recommend GP

93%

Overall GP experience

3

GPs within 1km

13

Dentists within 1km

3

Care homes (1km)

Nearest hospitalWest Middlesex Hospital · 2.2 km
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

60

Parks (1km)

53

Restaurants (800m)

37

Cafes (800m)

7

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

21

Sports (1km)

3

Convenience

Nearest supermarketWaitrose · 659 m
11 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

418m

Post office

Nearby shops

City Wine Collection200 m
Otto Lenghi256 m
Liquid Gold Cave267 m
Sainsbury's Local787 m

Nearby cafes

Café Nova65 m
Rich Café94 m
The River Thames Visitor Centre & Cafe133 m
Magnolia Tree Cafe150 m

Nearby restaurants

A Cena97 m
Asiatique101 m
Tangawizi132 m
Peggy Jean at Riverside Green145 m

Nearby pubs

Be At One206 m
The Slug and Lettuce233 m
The White Cross257 m
Unique Coffee Bar260 m

Nearby gyms

Studio 17181 m
Vive Fitness210 m
Richmond Hill Health Club304 m
Face Gym369 m

Nearby health

Sisu243 m
The Richmond Dentist259 m
Twickenham Park Surgery357 m
Richmond Green Dental Care395 m
Food hygiene (5-star)73% of 149

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

51

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 score40/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Future outlook

52.5

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,052m
Crossrail 2 route8,067m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 33,117 nationally

2,090

Est. population

11,125/km²

59%

Employed

70%

Degree educated

£63,400

Median income

1.7%

Claimant rate

SuburbanHigh densityOwner occupiers / families

43

Community stability

Age profile

24%
26%
19%
21%
Under 1824%
18–3411%
35–4926%
50–6419%
65+21%

Tenure

34%
26%
37%
Own outright34%
Own (mortgage)26%
Private rent37%
Social rent2%
Shared ownership0%

Ethnicity

58%
26%
White British58%
White Other26%
Asian6%
Black1%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional64%
Routine / semi-routine5%
No car household27%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent37%
Social rent2%

vs. London

Income vs London+51.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
170
Live planning apps (800m)
41
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
33
Planning apps (3 years)
53
Local approval rate
49%
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)
16
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)

ICE RINK SITE, BY RIVER THAMES (PHASE 2), ICE RINK SITE, BY RIVER THAMES (PHASE 2), CAMBRIDGE ROAD, DENTON ROAD, TW1132 homes
completed
ICE RINK SITE (PHASE 1), ICE RINK SITE (PHASE 1), CAMBRIDGE ROAD, CLEVEDON ROAD, TW1 2HT128 homes
completed
Richmond Police Station 8 Red Lion Street Richmond TW9 1RW, Y27 homes
completed
RETREAT ROAD, TW9 1NN22 homes
completed
BUS GARAGE, BUS GARAGE, CAMBRIDGE ROAD, TW119 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 2HY

Full postcodeTW1 2HY
Postcode districtTW1
BoroughLondon Borough of Richmond upon Thames
WardTwickenham Riverside
Latitude51.456681
Longitude-0.307639
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