Twickenham Riverside · Richmond upon Thames · Twickenham constituency · 51.45260, -0.31738

TW1 2LY— Twickenham Riverside, Richmond upon Thames

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 79/100Transport 42/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
70
Safety
79
Schools
90
Transport
42
Environment
72
Investment
41

The bottom line

TW1 2LY 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 catch: 47 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

TW1 2LY

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-42.0% vs London avg

Deep-dive guides for TW1 2LY

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How TW1 2LY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Orleans Primary School

Good · Inspected Jun 2024 · 4 min walk

KS2: 108.4

—

Secondary

Orleans Park School

Not yet inspected · 5 min walk

P8: +0.91A8: 64.0

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

37.9 incidents per 1,000 residents

Better than 73% of London
↑ Rising 270.6%

from a low base — still below London average

-28% vs borough

Crime by type

Anti-social behaviour27%
Other25%
Vehicle crime22%
Violence & sexual offences11%
Burglary8%
Drug offences3%
Robbery3%
Theft0%

Stop & search

1.2

per 1,000 residents

→ Stable

trend

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 · 2.7km

Crime is 42% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

TW1 district median

£630,000

Based on 212 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£12,228/m²
Price per ft²£1,136/ft²
Avg floor area162.2 m²

EPC breakdown

D
12%
E
7%
F
1%

Based on 20 properties · Confidence: medium

Street mix

Semi 80%Detached 14%Flat 6%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield859 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£405,500
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 EAnnual charge £2,662
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.4%

Total change

+589%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.3%

per year

Acceleration

+19.45

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 51 sales

Property Type Mix

Total: 51 sales

Detached13.7%
Semi-detached80.4%
Flat/maisonette5.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£285k£530k+86%2.8
Post-dot-com plateau2001–2004£613k£794k+29.6%3.2
Pre-crash peak2005–2007£811k£1.25m+54.2%1.3
GFC & correction2008–2012£1.07m£1.33m+23.6%2.2
Help-to-Buy recovery2013–2016£1.10m£1.78m+61.6%2.5
Brexit uncertainty2017–2019£1.48m£2.10m+41.9%2
Pandemic surge2021–2021£1.89m£1.89m+0%1
Current market2024–2026£1.75m£1.97m+12.3%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.4% alpha

Semi-detached-0.4% α
Local
9.1%
District
9.5%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

41

Walkability score

49

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)

1

EV chargers (800m)

Total spaces (800m)29
Nearest car park238m
Santander docks (800m)0
Nearest cycle dock6.3 km

Nearby car parks

🅿️
York House Car Park29 spaces· yes
758m

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: 12.7 km away✗ Not Green Belt✗ Not AONB53% green spaceTree canopy: 70%
More green space than 96% of London

Nearest SSSI: Syon Park SSSI — 2.7 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

TWICKENHAM PARK SURGERY

17 ROSSLYN ROAD, TW1 2AR

4 min walk

96%

Recommend GP

96%

Overall GP experience

3

GPs within 1km

9

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCassel Hospital · 2.3 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

62

Parks (1km)

12

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

17

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 518 m
14 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

0

Libraries (1km)

1

Cinemas (2km)

1.2km

Post office

Nearby shops

The News Kiosk355 m
Liquid Gold Cave932 m

Nearby cafes

Grounded157 m
Green Bottle Cafe163 m
The Coach House Cafe344 m
Nemo's Cafe353 m

Nearby restaurants

Le Salon Privé146 m
Ches's154 m
The Curry Inn191 m
E-Wok259 m

Nearby pubs

The Crown177 m
St Margarets Tavern261 m
The Rising Sun272 m
Unique Coffee Bar556 m

Nearby gyms

Rize375 m
Twickenham Lawn Tennis Club511 m
Studio 17634 m
Twickenham Rowing Club964 m

Nearby health

Orchard Clinic183 m
Twickenham Park Surgery465 m
The York Medical Practice672 m
Food hygiene (5-star)54% of 37

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

ACTIV REAL ESTATE SOLUTIONS LIMITED
MADEUP EVENTS AND DESIGN LIMITED
REFRESHING LIMITED
TITAN22 LTD
VIICOM LIMITED

Investment

Investment grade, yield and market outlook

41

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 score23/100
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

61.1

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,833m
Crossrail 2 route8,471m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,662 nationally

1,662

Est. population

11,839/km²

68%

Employed

72%

Degree educated

£63,400

Median income

2.4%

Claimant rate

Inner cityHigh densityYoung professionals

45

Community stability

Age profile

22%
17%
23%
23%
14%
Under 1822%
18–3417%
35–4924%
50–6423%
65+14%

Tenure

26%
35%
34%
Own outright26%
Own (mortgage)35%
Private rent34%
Social rent6%

Ethnicity

65%
22%
White British65%
White Other22%
Asian4%
Black1%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine7%
No car household29%
Unemployed3%
No qualifications4%

Housing tenure (Census 2021)

Private rent34%
Social rent6%

vs. London

Income vs London+51.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
36
Live planning apps (800m)
31
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
36
Local approval rate
61%
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
54 homes · FORMER GLC NURSERY SITE, FORMER GLC NURSERY SITE, HEATHCOTE ROAD, THE AVENUE, TW1 1RX
Pipeline pressure
NONE

Named schemes (500m)

301, 301, RICHMOND ROAD, TW1 2NP21 homes
completed
1-3, 1-3, Old Lodge Place, TW1 1RQ15 homes
completed
RISING SUN P.H., 277-279, RISING SUN P.H., 277-279, RICHMOND ROAD, TW1 2NP13 homes
completed
6-7, 6-7, Old Lodge Place, TW1 1RQ11 homes
completed
16A, 16A, Crown Road, TW1 3EE9 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 2LY

Full postcodeTW1 2LY
Postcode districtTW1
BoroughLondon Borough of Richmond upon Thames
WardTwickenham Riverside
Latitude51.452604
Longitude-0.317375
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