The bottom line
TW10 7AD 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 catches: very high noise — check proximity to rail lines; 51 min to waterloo — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how TW10 7AD scores on each.
Toggle a question above to see how TW10 7AD meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for TW10 7AD
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Postcode Personality
“The family fortress”
How TW10 7AD has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
The Russell Primary School
Good · Inspected Nov 2023 · 2 min walk
KS2: 108.8
Secondary
Grey Court School
Not yet inspected · 12 min walk
100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km
Childcare
Childcare
Windham Nursery School
Not inspected · 35 min walk
1 primaries · 1 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
43.7 incidents per 1,000 residents
from a low base — still below London average
-17% vs borough
Crime by type
Road safety
96
Road safety score
4
Accidents (5yr)
1
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Kingston Fire Station · 1.8km
Crime is 33% below London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 3 properties · Confidence: low
Street mix
LHA rates — Outer South West London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1995–2014 · CAGR
+6.8%
Total change
+250%
Market Activity
Price Velocity & Acceleration
Current Velocity
-7.5%
per year
Acceleration
-35.41
change in velocity
Market State
Downturn
Price Distribution
P25: £350k–£400k · P75: £500k–£600k · 8 sales
Property Type Mix
Total: 8 sales
By decade
1990s
2000s
2010s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1995–1998 | £203k | £452k | +122.7% | 1 |
| Pre-crash peak | 2006–2006 | £531k | £531k | +0% | 2 |
| GFC & correction | 2009–2012 | £600k | £768k | +27.9% | 1 |
| Help-to-Buy recovery | 2014–2014 | £710k | £710k | +0% | 1 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Buyer's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
16
Walkability score
49
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
12
Car parks (800m)
1
EV chargers (800m)
Nearby car parks
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Richmond Park SSSI — 1.9 km
Energy
Ground stability
Geology: CLAY, SILT AND SAND
Subsidence risk: Medium
Shrink-swell: Medium
Running sand risk: Low
Landslide records (2km): 5
Landslide susceptibility: Medium
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
PARADISE ROAD SURGERY
PARADISE ROAD PRACTICE, 37 PARADISE ROAD, TW9 1SA
21 min walk
93%
Recommend GP
93%
Overall GP experience
0
GPs within 1km
2
Dentists within 1km
1
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
51
Parks (1km)
1
Restaurants (800m)
1
Cafes (800m)
2
Pubs (400m)
0
Pharmacies (800m)
0
Gyms (1km)
11
Sports (1km)
0
Convenience
Nightlife (500m)
0
Nightclubs
2
Late-night venues
0
Libraries (1km)
1
Cinemas (2km)
1.7km
Post office
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
48
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
30.7
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 8/10
Less deprived than average
Index of Multiple Deprivation
Rank: 26,529 nationally
1,739
Est. population
1,934/km²
58%
Employed
60%
Degree educated
£49,400
Median income
1.7%
Claimant rate
55
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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