Twickenham Riverside · Richmond upon Thames · Twickenham constituency · 51.45438, -0.30613

TW1 2TF— Twickenham Riverside, Richmond upon Thames

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

The family fortress

 

Top 10% LondonSchools 100%Safety 81/100Transport 28/100Low yield 3.17%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
73
Safety
81
Schools
60
Transport
28
Environment
75
Investment
50

The bottom line

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

The catch: 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 2TF scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how TW1 2TF meets your needs.

Location

TW1 2TF

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 2TF

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare TW1 2TF with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

Share:WhatsAppShare on X

How TW1 2TF 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 · 4 min walk

KS2: 112.4

—

Secondary

Orleans Park School

Not yet inspected · 14 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 · 24 min walk

3 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Richmond Fire Station · 2.1km

Crime is 60% below London average

Property

Prices, sales volume and market trends

Avg floor area80 m²

EPC breakdown

B
1%
C
5%

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£200,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £3,146
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+5.2%

Total change

+297%

Market Activity

Price Velocity & Acceleration

Current Velocity

+60.6%

per year

Acceleration

+45.45

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 16 sales

Property Type Mix

Total: 16 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£277k£243k-12.4%3
Post-dot-com plateau2002–2002£459k£459k+0%2
Pre-crash peak2006–2007£595k£610k+2.5%1
GFC & correction2009–2010£595k£685k+15.1%1
Rate-rise correction2023–2023£1.10m£1.10m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-5.3% alpha

Flat/maisonette-5.3% α
Local
8.8%
District
14.1%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

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
12.3 min walk
Richmond (London)→ Waterloo· 12 tph
20 min

Nearby stations

Richmond (London) Rail StationSouth Western Railway · Mildmay
13 min walk
Richmond (London)National Rail
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

47

Walkability score

97

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)

1

EV chargers (800m)

Total spaces (800m)62
Nearest car park355m
Santander docks (800m)0
Nearest cycle dock5.5 km

Nearby car parks

🅿️
Friars Lane Car Park62 spaces· yes
607m
🅿️
Paradise Road Car Park
677m

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: 12.0 km away✗ Not Green Belt✗ Not AONB61% green spaceTree canopy: 22%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 2.4 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): 4

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

9 min walk

93%

Recommend GP

93%

Overall GP experience

2

GPs within 1km

13

Dentists within 1km

3

Care homes (1km)

Nearest hospitalWest Middlesex Hospital · 2.4 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

51

Parks (1km)

49

Restaurants (800m)

29

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

18

Sports (1km)

0

Convenience

Nearest supermarketWaitrose · 832 m
11 tennis courts1 sports halls

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)

635m

Post office

Nearby shops

City Wine Collection420 m
Otto Lenghi469 m
Liquid Gold Cave542 m
Sainsbury's Local984 m

Nearby cafes

Magnolia Tree Cafe144 m
Café Nova278 m
Studio17285 m
The River Thames Visitor Centre & Cafe288 m

Nearby restaurants

Stein's202 m
The Bingham212 m
Gaucho247 m
A Cena272 m

Nearby pubs

Unique Coffee Bar323 m
The Victoria Inn362 m
Be At One364 m
The Slug and Lettuce502 m

Nearby gyms

Studio 17288 m
Vive Fitness429 m
Richmond Hill Health Club513 m
Face Gym608 m

Nearby health

Twickenham Park Surgery442 m
Sisu468 m
The Richmond Dentist528 m
Richmond Green Dental Care652 m
Food hygiene (5-star)74% of 122

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

50

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 score37/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Future outlook

50.8

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,028m
Crossrail 2 route7,855m

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
No
Article 4 area
No
Listed buildings (800m)
140
Live planning apps (800m)
40
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
30
Planning apps (3 years)
44
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)
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
BUS GARAGE, BUS GARAGE, CAMBRIDGE ROAD, TW119 homes
completed
LANCASTER MEWS, RICHMOND HILL, TW10 6RG14 homes
completed
ICE RINK SITE, ICE RINK SITE, CAMBRIDGE ROAD, DENTON ROAD, TW1 2HT14 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

Live in TW1 2TF? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for TW1 2TF.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

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

Similar postcodes

Frequently asked questions

📍 Track TW1 2TF

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for TW1 2TF

Full postcodeTW1 2TF
Postcode districtTW1
BoroughLondon Borough of Richmond upon Thames
WardTwickenham Riverside
Latitude51.454384
Longitude-0.306126
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