Ham, Petersham & Richmond Riverside · Richmond upon Thames · Richmond Park constituency · 51.43397, -0.31396

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

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

The family fortress

 

Schools 100%Safety 79/100Transport 9/100

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
56
Safety
79
Schools
60
Transport
9
Environment
86
Investment
48

The bottom line

TW10 7LN 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 7LN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+3.8% vs London avg
vs London crime-45.0% vs London avg

Deep-dive guides for TW10 7LN

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How TW10 7LN 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 · 2 min walk

KS2: 108.6

—

Secondary

Grey Court School

Not yet inspected · 7 min walk

P8: +0.83A8: 62.8

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 53 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

35.9 incidents per 1,000 residents

Better than 74% of London
↑ Rising 7200.0%

from a low base — still below London average

-32% vs borough

Crime by type

Violence & sexual offences36%
Anti-social behaviour23%
Other16%
Burglary14%
Drug offences5%
Vehicle crime4%
Robbery1%
Theft0%

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 · 726m

Crime is 45% below London average

Property

Prices, sales volume and market trends

Avg floor area116.8 m²

EPC breakdown

C
4%
D
6%
G
1%

Based on 11 properties · Confidence: medium

Street mix

Semi 56%Terraced 44%

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£292,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1995–2022 · CAGR

+7.5%

Total change

+598%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.8%

per year

Acceleration

-27.07

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached55.6%
Terraced44.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£126k£170k+34.9%1.5
Post-dot-com plateau2001–2004£280k£285k+2%1
Pre-crash peak2006–2006£345k£345k+0%1
GFC & correction2009–2011£420k£400k-4.8%1
Help-to-Buy recovery2014–2015£595k£745k+25.2%2
Brexit uncertainty2017–2019£840k£728k-13.3%1
Pandemic surge2021–2021£905k£905k+0%1
Rate-rise correction2022–2022£880k£880k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Hampton Wick→ Waterloo· 6 tph
37 min

Nearby stations

Hampton WickNational Rail
27 min walk
Richmond (London) Rail StationMildmay · South Western Railway
42 min walk
Richmond Underground StationDistrict
42 min walk
Kew Gardens Underground StationDistrict
65 min walk
Kew Gardens Rail StationMildmay
65 min walk
No bus stops within 400m

27

Walkability score

43

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 park271m
Santander docks (800m)0
Nearest cycle dock6.8 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 13.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 2.9 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

ST ALBANS MEDICAL CENTRE

212 RICHMOND ROAD, KT2 5HF

19 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCassel Hospital · 382 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

164

Parks (1km)

6

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

23

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Hand & Flower (545 m)

Nearest supermarketTesco Express · 546 m
20 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)

508m

Post office

Nearby shops

Ham Express457 m
Wine Mart538 m

Nearby cafes

Swiss Bread Bakery & Café517 m
L’Amandine582 m
The Bistro591 m
Costa613 m

Nearby restaurants

Jaflong Tandoori456 m
Bell & Buon463 m
CC Pizza476 m
Best Grill & Fish Bar498 m

Nearby pubs

Hand & Flower545 m
The New Inn667 m
The Anglers789 m
The Tide End Cottage807 m

Nearby gyms

YMCA Hawker Centre853 m
Pavillion 1909 m

Nearby pharmacies

Ham Village Pharmacy522 m

Nearby health

Cassel Hospital382 m
Ham Dental Practice527 m
Food hygiene (5-star)63% of 19

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

27.7

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,367m
Crossrail 2 route7,618m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,994 nationally

2,031

Est. population

9,300/km²

59%

Employed

49%

Degree educated

£43,600

Median income

3.9%

Claimant rate

SuburbanHigh densityOwner occupiers / families

52

Community stability

Age profile

30%
24%
21%
15%
Under 1830%
18–3410%
35–4924%
50–6421%
65+15%

Tenure

29%
32%
14%
25%
Own outright29%
Own (mortgage)32%
Private rent14%
Social rent25%
Shared ownership0%

Ethnicity

59%
20%
White British59%
White Other20%
Asian8%
Black2%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine15%
No car household22%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Social rent25%
Private rent14%

vs. London

Income vs London+3.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
21
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
22
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)
4
Largest scheme
116 homes · BRITISH AEROSPACE, BRITISH AEROSPACE, RICHMOND ROAD, KT2 5QS
Pipeline pressure
NONE

Named schemes (500m)

Craig House, Craig House, Craig Road, Ham, TW10 7LS39 homes
completed
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
Garages Adjacent 1-6, Garages Adjacent 1-6, Cave Road, TW106 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 7LN

Full postcodeTW10 7LN
Postcode districtTW10
BoroughLondon Borough of Richmond upon Thames
WardHam, Petersham & Richmond Riverside
Latitude51.433968
Longitude-0.313960
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