Ham, Petersham & Richmond Riverside · Richmond upon Thames · Richmond Park constituency · 51.43030, -0.29955

TW10 5HF— Ham, Petersham & Richmond Riverside, Richmond upon Thames

Location and area intelligence for TW10 5HF, Ham, Petersham & Richmond Riverside, Richmond upon Thames

The family fortress

 

Schools 100%Safety 73/100Transport 10/100~1% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
54
Safety
73
Schools
100
Transport
10
Environment
77
Investment
26

The bottom line

TW10 5HF offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 64 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

TW10 5HF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+17.6% vs London avg
vs London crime+20.0% vs London avg

Deep-dive guides for TW10 5HF

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How TW10 5HF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Fern Hill Primary School

Outstanding · Inspected Dec 2023 · 10 min walk

KS2: 108.0

★★★

Secondary

The Tiffin Girls' School

Outstanding · Inspected Oct 2021 · 7 min walk

P8: +1.06A8: 84.8

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 54 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

78.0 incidents per 1,000 residents

Higher crime than 59% of London
↑ Rising 1450.0%

+48% vs borough

Crime by type

Violence & sexual offences29%
Other28%
Anti-social behaviour20%
Burglary6%
Drug offences5%
Vehicle crime5%
Robbery4%
Theft3%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kingston Fire Station · 489m

Crime is +20% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)1
New build0.0%
Price per m²£11,885/m²
Price per ft²£1,104/ft²
Avg floor area146.3 m²

EPC breakdown

C
2%
D
4%

Based on 6 properties · Confidence: low

Street mix

Semi 63%Terraced 13%Detached 25%

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 yield855 kWh/kWp/yr
Rebuild cost estimate£365,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
RoofPitched, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,178
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6%

Total change

+476%

Market Activity

Price Velocity & Acceleration

Current Velocity

+60.3%

per year

Acceleration

+63.01

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £700k+ · 8 sales

Property Type Mix

Total: 8 sales

Detached25%
Semi-detached62.5%
Terraced12.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£298k£298k+0%1
Post-dot-com plateau2002–2002£555k£555k+0%1
Pre-crash peak2007–2007£950k£950k+0%1
GFC & correction2008–2012£910k£840k-7.7%1
Brexit uncertainty2019–2019£1.10m£1.10m+0%1
Pandemic surge2021–2021£1.07m£1.07m+0%1
Current market2025–2025£1.72m£1.72m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Kingston→ Waterloo· 6 tph
33 min

Nearby stations

KingstonNational Rail
24 min walk
Richmond (London) Rail StationSouth Western Railway · Mildmay
46 min walk
Richmond Underground StationDistrict
46 min walk
Kew Gardens Underground StationDistrict
66 min walk
Kew Gardens Rail StationMildmay
66 min walk
1 bus routes · 3 stops within 400m · 30 buses/hr peak

7

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge73 min ↑
Victoria69 min ↑
Waterloo ★64 min
Canary Wharf83 min ↑
City73 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park681m
Santander docks (800m)0
Nearest cycle dock6.1 km

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: 13.0 km away✗ Not Green Belt✗ Not AONB69% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Richmond Park SSSI — 2.1 km

Energy

Solar: 855 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 7

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 yield854.6 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ST ALBANS MEDICAL CENTRE

212 RICHMOND ROAD, KT2 5HF

12 min walk

90%

Recommend GP

90%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCassel Hospital · 702 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Cardinal (426 m)

Nearest supermarketLongdan · 2.1 km
3 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

407m

Post office

Nearby shops

Better Price Kingston402 m

Nearby cafes

Costa507 m
L’Amandine514 m
The Bistro544 m
Cafe780 m

Nearby restaurants

Peppe Restaurant426 m
Greggs511 m
Saqui548 m
Great Fish & Chips551 m

Nearby pubs

The Cardinal426 m
Hand & Flower538 m
The New Inn764 m

Nearby gyms

YMCA Hawker Centre778 m
Teddington Watersports Centre: Island site939 m
Leander (Kingston) Sea Scout Group949 m
Albany Park Canoe & Sailing Centre952 m

Nearby health

Ham Dental Practice612 m
Cassel Hospital702 m
Food hygiene (5-star)67% of 15

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

A

High street health

Investment

Investment grade, yield and market outlook

26

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (1.2%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,664London avg: £1,950/mo
Gross yield
1.2% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score17/100
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

34.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,651m
Crossrail 2 route6,561m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,786 nationally

1,987

Est. population

638/km²

56%

Employed

55%

Degree educated

£49,400

Median income

2.2%

Claimant rate

SuburbanLow densityOwner occupiers / families

49

Community stability

Age profile

24%
14%
22%
19%
22%
Under 1824%
18–3414%
35–4922%
50–6419%
65+22%

Tenure

38%
25%
24%
Own outright38%
Own (mortgage)25%
Private rent24%
Social rent13%
Shared ownership1%
Rent free0%

Ethnicity

56%
22%
White British56%
White Other22%
Asian11%
Black2%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine13%
No car household27%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Private rent24%
Social rent13%

vs. London

Income vs London+17.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
18
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
5
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
3
Local approval rate
87%
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)
0
Largest scheme
70 homes · HM Remand Centre, HM Remand Centre, Latchmere Lane, KT2 5NX
Pipeline pressure
NONE

Named schemes (500m)

HM Remand Centre, HM Remand Centre, Latchmere Lane, KT2 5NX70 homes
completed
3726-27-30, 3726-27-30, PARK ROAD, TW10 6NS49 homes
completed
HMP Latchmere House, HMP Latchmere House, Church Road, TW10 5HH42 homes
completed
PLAYING FIELD AT, PLAYING FIELD AT, LATCHMERE CLOSE, TW1014 homes
completed
Ham Glebe, Church Road, TW10 5HG1 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
18.2%
Ward turnout
52%
Election year
2026
MP
Sarah Olney (Liberal Democrat)
MP majority
17,155
Constituency
Richmond Park

Councillors

Penny FrostLib Dems
Seamus JoyceLib Dems
Dermot KellyLib 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 TW10 5HF

Full postcodeTW10 5HF
Postcode districtTW10
BoroughLondon Borough of Richmond upon Thames
WardHam, Petersham & Richmond Riverside
Latitude51.430297
Longitude-0.299551
Parliamentary constituencyRichmond Park
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