Ham, Petersham & Richmond Riverside · Richmond upon Thames · Richmond Park constituency · 51.45593, -0.30012

TW10 6BE— Ham, Petersham & Richmond Riverside, Richmond upon Thames

Location and area intelligence for TW10 6BE, Ham, Petersham & Richmond Riverside, Richmond upon Thames

The family fortress

 

Top 10% LondonSchools 100%Safety 83/100Transport 31/100Low yield 3.10%

Best for: Families

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

Liveability
73
Safety
83
Schools
90
Transport
31
Environment
64
Investment
45

The bottom line

TW10 6BE offers exceptional schools (100% Good/Outstanding) and low crime at £645,000 median — strong value for Families who can accept its trade-offs.

The catch: 48 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

TW10 6BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+24.0% vs London avg
vs London income+24.5% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for TW10 6BE

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

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“The family fortress”

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How TW10 6BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

The Vineyard School

Good · Inspected Nov 2023 · 4 min walk

KS2: 110.0

—

Secondary

Christ's Church of England Comprehensive Secondary School

Not yet inspected · 11 min walk

P8: +0.34A8: 56.3

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.4 incidents per 1,000 residents

Better than 59% of London
→ Stable

+3% vs borough

Crime by type

Anti-social behaviour28%
Other24%
Violence & sexual offences24%
Vehicle crime15%
Burglary5%
Robbery3%
Drug offences0%
Theft0%

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: Richmond Fire Station · 1.7km

Crime is 16% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£645,000

Median sale price

Above London median by 24%

£645,000 is 24% above the London median (£520,000)

-4.7%

This year

Flat

Dominant type

Price history

5-year change
-10.2%
Sales (24 months)6
New build0.0%
Avg flat£645,000
Price per m²£8,811/m²
Price per ft²£819/ft²
Avg floor area74.9 m²

EPC breakdown

C
6%
D
16%
E
16%
F
1%

Based on 39 properties · Confidence: high

Street mix

Flat 97%Other 3%

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

Stamp duty

Standard buyer£19,750
First-time buyerFTB
£19,750
Additional propertyBTL/2nd
£39,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

12.3×

Price-to-income

£3,227/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£187,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingSingle glazed
Council tax band Band EAnnual charge £2,662
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+4.9%

Total change

+339%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.7%

per year

Acceleration

+3.21

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 65 sales

Property Type Mix

Total: 65 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£140k£280k+100%3.3
Post-dot-com plateau2001–2004£265k£295k+11.3%2.2
Pre-crash peak2005–2007£328k£425k+29.8%4
GFC & correction2008–2010£465k£445k-4.3%2
Help-to-Buy recovery2013–2016£525k£688k+31%2
Brexit uncertainty2017–2018£735k£585k-20.4%1
Pandemic surge2020–2020£665k£665k+0%3
Rate-rise correction2023–2023£509k£509k+0%1
Current market2024–2026£700k£615k-12.1%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.2%
District
5.2%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing0
Trend Position100

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
9.7 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
10 min walk
Kew Gardens Underground StationDistrict
32 min walk
Kew Gardens Rail StationMildmay
32 min walk
No bus stops within 400m

50

Walkability score

86

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge56 min ↑
Victoria52 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

13

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)62
Nearest car park425m
Santander docks (800m)0
Nearest cycle dock5.1 km

Nearby car parks

🅿️
Paradise Road Car Park
425m
🅿️
Friars Lane Car Park62 spaces· yes
725m
🅿️
Richmond Station Parking· yes
759m

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: 11.5 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 19%
More green space than 79% of London

Nearest SSSI: Syon Park SSSI — 2.3 km

Energy

Solar: 858 kWh/kWp/yr

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 yield858.1 kWh/kWp/yr

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

6 min walk

93%

Recommend GP

93%

Overall GP experience

3

GPs within 1km

14

Dentists within 1km

1

Care homes (1km)

Nearest hospitalWest Middlesex Hospital · 2.5 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

49

Parks (1km)

47

Restaurants (800m)

36

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

21

Sports (1km)

0

Convenience

Nearest supermarketWaitrose · 616 m
10 tennis courts2 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

567m

Post office

Nearby shops

City Wine Collection478 m
Otto Lenghi480 m
Liquid Gold Cave685 m
Sainsbury's Local786 m

Nearby cafes

Long Black Richmond226 m
L’Amandine250 m
Hollyhock Cafe273 m
Vineyard Community Cafe296 m

Nearby restaurants

Good Earth Express207 m
La Luna di Luca224 m
The Bingham241 m
Stein's268 m

Nearby pubs

Marlborough249 m
The Dukes Head Inn296 m
The Victoria Inn299 m
Be At One390 m

Nearby gyms

Vive Fitness480 m
Richmond Hill Health Club489 m
HarSPA Richmond534 m
Digme Fitness587 m

Nearby health

Sisu500 m
Marsh Gate Dental554 m
The Richmond Dentist637 m
St. John Clinic665 m
Food hygiene (5-star)71% of 132

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

45

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
3.1% (average)London avg: 3.8%Below average yield — bottom 60%
Gentrification score39/100
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

68.4

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,578m
Crossrail 2 route7,566m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,676 nationally

1,691

Est. population

7,458/km²

66%

Employed

72%

Degree educated

£52,300

Median income

2.1%

Claimant rate

SuburbanHigh densityEstablished mixed

35

Community stability

Age profile

22%
15%
30%
20%
Under 1822%
18–3415%
35–4930%
50–6420%
65+13%

Tenure

26%
21%
47%
Own outright26%
Own (mortgage)22%
Private rent47%
Social rent5%
Shared ownership1%

Ethnicity

46%
31%
White British46%
White Other31%
Asian12%
Black2%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional64%
Routine / semi-routine5%
No car household36%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent47%
Social rent5%

vs. London

Income vs London+24.5%
Price vs London+24.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
125
Live planning apps (800m)
26
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
48
Planning apps (3 years)
55
Local approval rate
40%
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)
5
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)

LANCASTER MEWS, RICHMOND HILL, TW10 6RG14 homes
completed
BT DEPOT, 37, BT DEPOT, 37, GROSVENOR AVENUE, TW1014 homes
completed
CAR PARK ADJACENT TO, 81-83, CAR PARK ADJACENT TO, 81-83, PETERSHAM ROAD, TW1014 homes
completed
113, 113, CHURCH ROAD, TW10 6LS11 homes
completed
81-87, 81-87, PETERSHAM ROAD, TW10 6UT10 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£645,000)

£19,750

Standard buyer

£19,750

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Richmond upon Thames with nearby boroughs:

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Key facts for TW10 6BE

Full postcodeTW10 6BE
Postcode districtTW10
BoroughLondon Borough of Richmond upon Thames
WardHam, Petersham & Richmond Riverside
Latitude51.455934
Longitude-0.300124
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