Ham, Petersham & Richmond Riverside · Richmond upon Thames · Richmond Park constituency · 51.45650, -0.30298

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

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

Strong, well-rated schools nearby

 

Top 10% LondonSchools 100%Safety 83/100Transport 32/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
73
Safety
83
Schools
90
Transport
32
Environment
60
Investment
35

The bottom line

TW10 6RD offers exceptional schools (100% Good/Outstanding) and low crime — 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 6RD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for TW10 6RD

🛡️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🔒 Very Safe🍕 Buzzing

“Strong, well-rated schools nearby”

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How TW10 6RD 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 · 6 min walk

KS2: 110.0

—

Secondary

Christ's Church of England Comprehensive Secondary School

Not yet inspected · 13 min walk

P8: +0.34A8: 56.3

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 20 min walk

3 primaries · 0 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

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

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£9,624/m²
Price per ft²£894/ft²
Avg floor area102.3 m²

EPC breakdown

C
5%
D
4%
E
2%

Based on 11 properties · Confidence: medium

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 yield858 kWh/kWp/yr
Rebuild cost estimate£255,750
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSome double glazing
Council tax band Band EAnnual charge £2,662
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4.6%

Total change

+286%

Market Activity

Price Velocity & Acceleration

Current Velocity

-26.9%

per year

Acceleration

-4.64

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £600k–£700k · 14 sales

Property Type Mix

Total: 14 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£265k£339k+27.9%1.2
Post-dot-com plateau2001–2004£400k£499k+24.6%1.5
Pre-crash peak2005–2005£840k£840k+0%1
Help-to-Buy recovery2013–2015£875k£1.80m+105.7%1
Pandemic surge2021–2021£1.40m£1.40m+0%1
Current market2025–2025£1.02m£1.02m+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.2%
District
4.2%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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 min walk
Richmond (London)→ Waterloo· 12 tph
20 min

Nearby stations

Richmond (London) Rail StationSouth Western Railway · Mildmay
9 min walk
Richmond (London)National Rail
9 min walk
Richmond Underground StationDistrict
9 min walk
Kew Gardens Underground StationDistrict
32 min walk
Kew Gardens Rail StationMildmay
33 min walk
No bus stops within 400m

58

Walkability score

137

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

15

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)62
Nearest car park298m
Santander docks (800m)0
Nearest cycle dock5.3 km

Nearby car parks

🅿️
Paradise Road Car Park
373m
🅿️
Friars Lane Car Park62 spaces· yes
529m
🅿️
Richmond Station Parking· yes
722m

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: 11.7 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 28%
Above average green space

Nearest SSSI: Syon Park SSSI — 2.2 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

5 min walk

93%

Recommend GP

93%

Overall GP experience

4

GPs within 1km

15

Dentists within 1km

2

Care homes (1km)

Nearest hospitalWest Middlesex Hospital · 2.4 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

48

Parks (1km)

60

Restaurants (800m)

46

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

7

Gyms (1km)

20

Sports (1km)

2

Convenience

Nearest supermarketWaitrose · 547 m
9 tennis courts1 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)

417m

Post office

Nearby shops

City Wine Collection280 m
Otto Lenghi294 m
Liquid Gold Cave484 m
Sainsbury's Local713 m

Nearby cafes

Long Black Richmond34 m
Vineyard Community Cafe113 m
50 Hill Rise147 m
The River Thames Visitor Centre & Cafe202 m

Nearby restaurants

Swagat89 m
Gaucho111 m
Stein's121 m
Richmond Thai Kitchen141 m

Nearby pubs

The Victoria Inn107 m
Be At One189 m
The Dukes Head Inn327 m
The Bootlegger Vault397 m

Nearby gyms

Vive Fitness284 m
Richmond Hill Health Club316 m
Face Gym429 m
Richmond Yoga469 m

Nearby health

Sisu310 m
The Richmond Dentist439 m
Richmond Green Dental Care504 m
Marsh Gate Dental518 m
Food hygiene (5-star)75% of 162

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

35

Investment score

Weak

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

Low gross yield (1.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,664London avg: £1,950/mo
Gross yield
1.9% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score45/100
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

66.2

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,749m
Crossrail 2 route7,771m

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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
188
Live planning apps (800m)
35
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
44
Planning apps (3 years)
58
Local approval rate
46%
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)
17
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
Richmond Police Station 8 Red Lion Street Richmond TW9 1RW, Y27 homes
completed
LANCASTER MEWS, RICHMOND HILL, TW10 6RG14 homes
completed
BT DEPOT, 37, BT DEPOT, 37, GROSVENOR AVENUE, TW1014 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 6RD

Full postcodeTW10 6RD
Postcode districtTW10
BoroughLondon Borough of Richmond upon Thames
WardHam, Petersham & Richmond Riverside
Latitude51.456497
Longitude-0.302982
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