Ham, Petersham & Richmond Riverside · Richmond upon Thames · Richmond Park constituency · 51.43835, -0.30650

TW10 7BS— Ham, Petersham & Richmond Riverside, Richmond upon Thames

Location and area intelligence for TW10 7BS, Ham, Petersham & Richmond Riverside, Richmond upon Thames

The family fortress

 

Schools 100%Safety 78/100Transport 15/100~1% 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
58
Safety
78
Schools
90
Transport
15
Environment
86
Investment
24

The bottom line

TW10 7BS 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 7BS

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-33.0% vs London avg

Deep-dive guides for TW10 7BS

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How TW10 7BS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

The Russell Primary School

Good · Inspected Nov 2023 · 9 min walk

KS2: 108.8

—

Secondary

Grey Court School

Not yet inspected · 5 min walk

P8: +0.83A8: 62.8

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 44 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

43.7 incidents per 1,000 residents

Better than 68% of London
↑ Rising 2433.3%

from a low base — still below London average

-17% vs borough

Crime by type

Violence & sexual offences29%
Other22%
Vehicle crime21%
Anti-social behaviour11%
Burglary11%
Drug offences4%
Theft3%
Robbery0%

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 · 992m

Crime is 33% below 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£10,124/m²
Price per ft²£941/ft²
Avg floor area179.7 m²

EPC breakdown

C
4%
D
11%
E
7%
F
1%

Based on 23 properties · Confidence: medium

Street mix

Semi 38%Terraced 3%Detached 59%

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 yield854 kWh/kWp/yr
Rebuild cost estimate£449,250
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £3,630
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+8%

Total change

+842%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.0%

per year

Acceleration

-25.29

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £500k–£600k · 34 sales

Property Type Mix

Total: 34 sales

Detached58.8%
Semi-detached38.2%
Terraced2.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£190k£472k+148.4%2
Post-dot-com plateau2001–2004£455k£625k+37.4%1.3
Pre-crash peak2005–2007£660k£890k+34.8%2.7
GFC & correction2010–2012£1.30m£1.02m-21.2%1
Help-to-Buy recovery2013–2016£1.39m£1.73m+24.3%1.5
Brexit uncertainty2018–2019£1.68m£1.36m-19%1
Pandemic surge2020–2020£2.13m£2.13m+0%1
Rate-rise correction2023–2023£2.24m£2.24m+0%2
Current market2025–2025£1.79m£1.79m+0%1

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Detached+0% α
Local
5.9%
District
5.9%
Semi-detached+0% α
Local
8.5%
District
8.5%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
St Margarets (London)

Nearby stations

St Margarets (London)National Rail
26 min walk
Richmond (London) Rail StationMildmay · South Western Railway
35 min walk
Richmond Underground StationDistrict
35 min walk
Kew Gardens Underground StationDistrict
57 min walk
Kew Gardens Rail StationMildmay
57 min walk
No bus stops within 400m

16

Walkability score

15

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park605m
Santander docks (800m)0
Nearest cycle dock6.2 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: 12.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 43%
More green space than 99% of London

Nearest SSSI: Richmond Park SSSI — 2.1 km

Energy

Solar: 854 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 6

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 yield853.7 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

23 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCassel Hospital · 684 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

97

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

15

Sports (1km)

0

Convenience

Nearest supermarketTesco Express · 999 m
11 tennis courts4 swimming pools

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)

986m

Post office

Nearby shops

Ham Express506 m

Nearby cafes

L’Amandine786 m
Costa845 m
The Bistro862 m
The Orangery878 m

Nearby restaurants

CC Pizza478 m
Best Grill & Fish Bar495 m
Jaflong Tandoori512 m
Bell & Buon617 m

Nearby pubs

The New Inn256 m
Hand & Flower675 m
The Fox and Duck768 m
The Dysart1.0 km

Nearby health

Cassel Hospital684 m
Ham Dental Practice848 m
Food hygiene (5-star)65% of 17

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

E

High street health

Investment

Investment grade, yield and market outlook

24

Investment score

Weak

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

Low gross yield (1.1%) 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
1.1% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score18/100
Sales last 12 months0

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

4/100

Velocity score

Future outlook

43.7

Price growth score

D
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,694m
Crossrail 2 route7,221m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,529 nationally

1,739

Est. population

1,934/km²

58%

Employed

60%

Degree educated

£49,400

Median income

1.7%

Claimant rate

SuburbanLow densityOwner occupiers / families

55

Community stability

Age profile

29%
22%
21%
18%
Under 1829%
18–3410%
35–4922%
50–6421%
65+18%

Tenure

36%
33%
14%
17%
Own outright36%
Own (mortgage)33%
Private rent14%
Social rent17%
Rent free0%

Ethnicity

58%
25%
White British58%
White Other25%
Asian5%
Black1%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine10%
No car household17%
Unemployed2%
No qualifications10%

Housing tenure (Census 2021)

Social rent17%
Private rent14%

vs. London

Income vs London+17.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
46
Live planning apps (800m)
19
Development activity
high
Residential apps (800m)
10
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
29
Local approval rate
53%
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)
2
Largest scheme
39 homes · Craig House, Craig House, Craig Road, Ham, TW10 7LS
Pipeline pressure
NONE

Named schemes (500m)

St Michaels Convent 56 Ham Common Ham Richmond TW10 7JH23 homes
completed
Garages At, Garages At, Clifford Road, Y, TW103 homes
completed
61, 61, Ham Common, TW10 7JL2 homes
completed
325-327, 325-327, Petersham Road, TW10 7DB2 homes
completed
33, 33, Sandy Lane, TW10 7EW2 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 7BS

Full postcodeTW10 7BS
Postcode districtTW10
BoroughLondon Borough of Richmond upon Thames
WardHam, Petersham & Richmond Riverside
Latitude51.438347
Longitude-0.306504
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