Ham, Petersham & Richmond Riverside · Richmond upon Thames · Richmond Park constituency · 51.44102, -0.30979

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

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

The family fortress

 

Schools 100%Safety 78/100Transport 9/100

Best for: Families, Owner-occupiers

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

Liveability
56
Safety
78
Schools
90
Transport
9
Environment
86
Investment
48

The bottom line

TW10 7EF 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: 65 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

TW10 7EF

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 7EF

🛡️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 7EF 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 · 7 min walk

KS2: 108.8

—

Secondary

Grey Court School

Not yet inspected · 4 min walk

P8: +0.83A8: 62.8

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 42 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 · 1.3km

Crime is 33% below London average

Property

Prices, sales volume and market trends

Avg floor area95.1 m²

EPC breakdown

B
2%
C
6%
D
7%

Based on 15 properties · Confidence: medium

Street mix

Semi 19%Terraced 75%Flat 6%

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

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£237,750
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, filled cavity
RoofPitched, 100 mm loft insulation
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

1998–2021 · CAGR

+8.2%

Total change

+519%

Market Activity

Price Velocity & Acceleration

Current Velocity

+36.7%

per year

Acceleration

+54.52

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £600k–£700k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached18.8%
Terraced75%
Flat/maisonette6.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£142k£160k+12.3%1.5
Post-dot-com plateau2002–2004£275k£275k+0%1.5
Pre-crash peak2005–2006£343k£340k-0.9%1
GFC & correction2010–2010£495k£495k+0%1
Help-to-Buy recovery2013–2015£535k£685k+28%1.3
Brexit uncertainty2017–2019£785k£645k-17.8%1
Pandemic surge2021–2021£882k£882k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
22 min walk
Richmond (London) Rail StationMildmay · South Western Railway
31 min walk
Richmond Underground StationDistrict
32 min walk
Kew Gardens Underground StationDistrict
54 min walk
Kew Gardens Rail StationMildmay
55 min walk
No bus stops within 400m

18

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge74 min ↑
Victoria67 min ↑
Waterloo ★65 min
Canary Wharf84 min ↑
City74 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

14

Car parks (800m)

0

EV chargers (800m)

Nearest car park477m
Santander docks (800m)0
Nearest cycle dock6.3 km

Nearby car parks

🅿️
Ham House Disabled Carpark· no
546m

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: 70%
More green space than 99% of London

Nearest SSSI: Richmond Park SSSI — 2.3 km

Energy

Solar: 854 kWh/kWp/yr

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 4

Landslide susceptibility: Medium

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

TWICKENHAM PARK SURGERY

17 ROSSLYN ROAD, TW1 2AR

20 min walk

96%

Recommend GP

96%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCassel Hospital · 959 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

120

Parks (1km)

4

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

13

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The New Inn (626 m)

Nearest supermarketTesco Express · 899 m
9 tennis courts4 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

902m

Post office

Nearby shops

Ham Express429 m

Nearby cafes

The Orangery510 m
Orleans Garden Cafe827 m
The Coach House Cafe1.1 km
L’Amandine1.1 km

Nearby restaurants

Best Grill & Fish Bar392 m
CC Pizza398 m
Jaflong Tandoori433 m
Bell & Buon510 m

Nearby pubs

The New Inn626 m
The Fox and Duck649 m
Hand & Flower997 m

Nearby health

Cassel Hospital959 m
Ham Dental Practice1.1 km
Food hygiene (5-star)69% of 16

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

48

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
Gentrification score18/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Future outlook

29.7

Price growth score

D
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,785m
Crossrail 2 route7,522m

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)
31
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
32
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)
2
Largest scheme
23 homes · St Michaels Convent 56 Ham Common Ham Richmond TW10 7JH
Pipeline pressure
NONE

Named schemes (500m)

Garages At, Garages At, Clifford Road, Y, TW103 homes
completed
Garage Site, Garage Site, Meadlands Drive, TW102 homes
completed
33, 33, Sandy Lane, TW10 7EW2 homes
completed
54, Sandy Lane, TW10 7EL1 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 7EF

Full postcodeTW10 7EF
Postcode districtTW10
BoroughLondon Borough of Richmond upon Thames
WardHam, Petersham & Richmond Riverside
Latitude51.441021
Longitude-0.309786
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