Ham, Petersham & Richmond Riverside · Richmond upon Thames · Richmond Park constituency · 51.43694, -0.31399

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

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

The family fortress

 

Schools 100%Safety 75/100Transport 9/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
52
Safety
75
Schools
60
Transport
9
Environment
86
Investment
27

The bottom line

TW10 7LB offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families 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 7LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowEstablished mixed
Buyer fit: GoodInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+3.8% vs London avg
vs London crime-5.0% vs London avg

Deep-dive guides for TW10 7LB

🛡️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 7LB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Meadlands Primary School

Not yet inspected · 4 min walk

KS2: 108.6

—

Secondary

Grey Court School

Not yet inspected · 3 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 · 49 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.0 incidents per 1,000 residents

Better than 52% of London
↑ Rising 279.3%

+17% vs borough

Crime by type

Violence & sexual offences26%
Anti-social behaviour25%
Other25%
Drug offences7%
Vehicle crime7%
Burglary7%
Robbery2%
Theft0%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

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: Kingston Fire Station · 987m

Crime is 5% 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£11,356/m²
Price per ft²£1,055/ft²
Avg floor area77.8 m²

EPC breakdown

B
1%
C
4%
D
17%
E
2%
F
2%
G
2%

Based on 28 properties · Confidence: medium

Street mix

Semi 38%Terraced 63%

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£194,500
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, 300 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,178
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.5%

Total change

+1059%

Market Activity

Price Velocity & Acceleration

Current Velocity

+49.7%

per year

Acceleration

+71.27

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £300k–£350k · 48 sales

Property Type Mix

Total: 48 sales

Semi-detached37.5%
Terraced62.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£73k£157k+115.1%2.6
Post-dot-com plateau2001–2004£162k£243k+50.7%2
Pre-crash peak2005–2007£248k£331k+33.7%2.3
GFC & correction2008–2012£281k£341k+21.1%2.2
Help-to-Buy recovery2014–2016£513k£577k+12.6%2
Brexit uncertainty2017–2018£485k£553k+13.9%1.5
Pandemic surge2020–2020£720k£720k+0%1
Rate-rise correction2023–2023£565k£565k+0%1
Current market2025–2025£846k£846k+0%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+0% α
Local
9.1%
District
9.1%
Terraced+0% α
Local
11.3%
District
11.3%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing3
Trend Position10

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
38 min walk
Richmond Underground StationDistrict
38 min walk
Kew Gardens Underground StationDistrict
61 min walk
Kew Gardens Rail StationMildmay
61 min walk
No bus stops within 400m

37

Walkability score

46

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

13

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)19
Nearest car park150m
Santander docks (800m)0
Nearest cycle dock6.7 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: 13.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 25%
More green space than 99% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 3.2 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): 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 yield853.7 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

YORK MEDICAL PRACTICE

ST JOHNS HEALTH CENTRE, OAK LANE, TW1 3PA

20 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCassel Hospital · 610 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

183

Parks (1km)

5

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The New Inn (625 m)

Nearest supermarketTesco Express · 461 m
7 tennis courts2 swimming pools1 sports halls

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)

444m

Post office

Nearby shops

Ham Express127 m
Wine Mart457 m

Nearby cafes

Swiss Bread Bakery & Café447 m
The Orangery774 m
L’Amandine805 m
The Bistro842 m

Nearby restaurants

Jaflong Tandoori125 m
CC Pizza150 m
Bell & Buon155 m
Best Grill & Fish Bar168 m

Nearby pubs

The New Inn625 m
Hand & Flower730 m

Nearby gyms

Ham & Petersham Rifle & Pistol Club794 m

Nearby pharmacies

Ham Village Pharmacy449 m

Nearby health

Cassel Hospital610 m
Ham Dental Practice788 m
Food hygiene (5-star)61% of 18

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

27

Investment score

Weak

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

Low gross yield (2.4%) 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
2.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score16/100
Sales last 12 months1

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

8/100

Velocity score

Future outlook

38

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,233m
Crossrail 2 route7,688m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,710 nationally

1,773

Est. population

2,879/km²

57%

Employed

44%

Degree educated

£43,600

Median income

5.3%

Claimant rate

SuburbanLow densityEstablished mixed

47

Community stability

Age profile

27%
15%
23%
20%
15%
Under 1827%
18–3415%
35–4923%
50–6420%
65+15%

Tenure

21%
21%
14%
44%
Own outright21%
Own (mortgage)21%
Private rent14%
Social rent44%
Shared ownership0%
Rent free0%

Ethnicity

59%
18%
White British59%
White Other18%
Asian10%
Black3%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine21%
No car household37%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Social rent44%
Private rent14%

vs. London

Income vs London+3.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
25
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
32
Local approval rate
50%
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)

PHASE 2, MEADLANDS &, 27-30, PHASE 2, MEADLANDS &, 27-30, SHERIDAN ROAD, TW10 7NH15 homes
completed
SITES A & B (PHASE 3), SITES A & B (PHASE 3), SHERIDAN ROAD, TW10 7NH14 homes
completed
PART OF MEADLANDS SCHOOL SITE &, 27-30, PART OF MEADLANDS SCHOOL SITE &, 27-30, SHERIDAN ROAD, TW10 7NH10 homes
completed
1-41 Redknapp House, 1-41 Redknapp House, Cleves Road, TW10 7LE5 homes
completed
Garage Site, Garage Site, Craig Road, Ham, TW104 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:

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Key facts for TW10 7LB

Full postcodeTW10 7LB
Postcode districtTW10
BoroughLondon Borough of Richmond upon Thames
WardHam, Petersham & Richmond Riverside
Latitude51.436945
Longitude-0.313994
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