Ham, Petersham & Richmond Riverside · Richmond upon Thames · Richmond Park constituency · 51.43278, -0.31208

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

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

The family fortress

 

Schools 100%Safety 79/100Transport 9/100~3% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
57
Safety
79
Schools
60
Transport
9
Environment
86
Investment
31

The bottom line

TW10 7LT 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: 65 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

TW10 7LT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for TW10 7LT

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

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“The family fortress”

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How TW10 7LT 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 · 9 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 · 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 · 540m

Crime is 45% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£7,677/m²
Price per ft²£713/ft²
Avg floor area98.2 m²

EPC breakdown

C
7%
D
8%

Based on 15 properties · Confidence: medium

Street mix

Semi 14%Terraced 86%

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£245,500
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, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,178
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.5%

Total change

+776%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.1%

per year

Acceleration

-73.05

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £100k–£125k · 21 sales

Property Type Mix

Total: 21 sales

Semi-detached14.3%
Terraced85.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£90k£108k+20.1%1.2
Post-dot-com plateau2001–2004£191k£280k+46.4%2
Pre-crash peak2006–2007£290k£380k+31%1
GFC & correction2008–2011£360k£345k-4.2%1
Help-to-Buy recovery2013–2013£421k£421k+0%2
Current market2024–2025£750k£788k+5.1%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.1%
District
6.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing7
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
Hampton Wick→ Waterloo· 6 tph
37 min

Nearby stations

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

27

Walkability score

26

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 park349m
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: 13.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 13%
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): 5

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

17 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCassel Hospital · 214 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

144

Parks (1km)

7

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

24

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Hand & Flower (385 m)

Nearest supermarketTesco Express · 728 m
21 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)

689m

Post office

Nearby shops

Ham Express601 m
Wine Mart721 m

Nearby cafes

L’Amandine405 m
The Bistro407 m
Costa430 m
Cafe673 m

Nearby restaurants

Great Fish & Chips374 m
Saqui385 m
Greggs415 m
Jaflong Tandoori601 m

Nearby pubs

Hand & Flower385 m
The New Inn620 m
The Anglers820 m

Nearby gyms

YMCA Hawker Centre685 m
Teddington Watersports Centre: Island site1.0 km
Teddington Watersports Centre: Mainland site1.1 km

Nearby pharmacies

Ham Village Pharmacy704 m

Nearby health

Cassel Hospital214 m
Ham Dental Practice341 m
Food hygiene (5-star)58% of 24

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

31

Investment score

Weak

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

Low gross yield (2.7%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,664London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 71%
Gentrification score19/100
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

12/100

Velocity score

Future outlook

45.2

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,305m
Crossrail 2 route7,465m

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)
29
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
23
Local approval rate
61%
Borough approval rate
65%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

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
Cassel Hospital, 1, Cassel Hospital, 1, Ham Common, TW10 7JL14 homes
completed
1-41 Redknapp House, 1-41 Redknapp House, Cleves Road, TW10 7LE5 homes
completed
Land Adjacent To No 48, Land Adjacent To No 48, Mead Road, TW104 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:

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 7LT

Full postcodeTW10 7LT
Postcode districtTW10
BoroughLondon Borough of Richmond upon Thames
WardHam, Petersham & Richmond Riverside
Latitude51.432780
Longitude-0.312076
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