Ham, Petersham & Richmond Riverside · Richmond upon Thames · Richmond Park constituency · 51.43178, -0.30554

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

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

 

Schools 100%Safety 73/100Transport 15/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
73
Schools
100
Transport
15
Environment
86
Investment
42

The bottom line

TW10 5LL 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: 54 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

TW10 5LL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for TW10 5LL

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

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How TW10 5LL 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 · 12 min walk

KS2: 108.0

★★★

Secondary

The Tiffin Girls' School

Outstanding · Inspected Oct 2021 · 9 min walk

P8: +1.06A8: 84.8

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 · 53 min walk

2 primaries · 3 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kingston Fire Station · 268m

Crime is +20% above 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.

Price history

Sales (24 months)2
New build0.0%
Price per m²£7,893/m²
Price per ft²£733/ft²
Avg floor area61.6 m²

EPC breakdown

C
2%
D
3%
E
1%
F
1%

Based on 7 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield855 kWh/kWp/yr
Rebuild cost estimate£154,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band DAnnual charge £2,178
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.6%

Total change

+573%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.9%

per year

Acceleration

+19.39

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 32 sales

Property Type Mix

Total: 32 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£71k£138k+94.4%1.6
Post-dot-com plateau2001–2003£156k£162k+3.5%1.7
Pre-crash peak2005–2006£206k£220k+6.7%1.5
GFC & correction2012–2012£244k£244k+0%2
Help-to-Buy recovery2013–2016£250k£385k+54%1.7
Brexit uncertainty2017–2019£384k£435k+13.4%1.5
Pandemic surge2020–2021£450k£420k-6.7%1
Rate-rise correction2022–2023£510k£447k-12.5%1
Current market2025–2025£478k£478k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.9%
District
5.9%

CAGR over 26yr 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 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Hampton Wick→ Waterloo· 6 tph
37 min

Nearby stations

Hampton WickNational Rail
25 min walk
Richmond (London) Rail StationMildmay · South Western Railway
44 min walk
Richmond Underground StationDistrict
44 min walk
Kew Gardens Underground StationDistrict
65 min walk
Kew Gardens Rail StationMildmay
65 min walk
2 bus routes · 8 stops within 400m · 76 buses/hr peak

26

Walkability score

49

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge63 min ↑
Victoria56 min ↑
Waterloo ★54 min
Canary Wharf73 min ↑
City64 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park534m
Santander docks (800m)0
Nearest cycle dock6.4 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: 13.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Richmond Park SSSI — 2.3 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

14 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCassel Hospital · 255 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

88

Parks (1km)

3

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

14

Sports (1km)

0

Convenience

Nearest supermarketTesco Express · 1.2 km
10 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

744m

Post office

Nearby shops

Better Price Kingston740 m
Ham Express905 m

Nearby cafes

L’Amandine101 m
Costa144 m
The Bistro181 m
Cafe599 m

Nearby restaurants

Greggs120 m
Great Fish & Chips142 m
Saqui156 m
Peppe Restaurant770 m

Nearby pubs

Hand & Flower93 m
The New Inn496 m
The Cardinal772 m

Nearby gyms

YMCA Hawker Centre606 m
Teddington Watersports Centre: Island site895 m
Teddington Watersports Centre: Mainland site949 m
Leander (Kingston) Sea Scout Group1.0 km

Nearby health

Ham Dental Practice221 m
Cassel Hospital255 m
Food hygiene (5-star)53% of 19

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

42

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score19/100
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

51.6

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,946m
Crossrail 2 route6,998m

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
Yes
Article 4 area
No
Listed buildings (800m)
42
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
9
Local approval rate
83%
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)
4
Largest scheme
116 homes · BRITISH AEROSPACE, BRITISH AEROSPACE, RICHMOND ROAD, KT2 5QS
Pipeline pressure
NONE

Named schemes (500m)

376-378, 376-378, RICHMOND ROAD, KT2 5PR14 homes
completed
Cassel Hospital, 1, Cassel Hospital, 1, Ham Common, TW10 7JL14 homes
completed
1, 1, Upper Ham Road, Ham, TW10 5LD2 homes
completed
61, 61, Ham Common, TW10 7JL2 homes
completed
12 Grantham Court, 376-378, 12 Grantham Court, 376-378, Richmond Road, Kingston upon Thames, KT2 5PR2 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 5LL

Full postcodeTW10 5LL
Postcode districtTW10
BoroughLondon Borough of Richmond upon Thames
WardHam, Petersham & Richmond Riverside
Latitude51.431778
Longitude-0.305538
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