Ham, Petersham & Richmond Riverside · Richmond upon Thames · Richmond Park constituency · 51.43626, -0.32048

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

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

The family fortress

 

Schools 100%Safety 75/100Transport 9/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
50
Safety
75
Schools
60
Transport
9
Environment
72
Investment
39

The bottom line

TW10 7NS offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: 69 min to waterloo — above average for this zone and 10 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

TW10 7NS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for TW10 7NS

🛡️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 7NS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Richard's Church of England Primary School

Not yet inspected · 1 min walk

KS2: 106.3

—

Secondary

Grey Court School

Not yet inspected · 8 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 · 52 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 · 1.2km

Crime is 5% 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£5,951/m²
Price per ft²£553/ft²
Avg floor area80.5 m²

EPC breakdown

C
6%
D
7%
F
2%
G
1%

Based on 16 properties · Confidence: medium

Street mix

Flat 100%

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£201,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofFlat, limited 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

1998–2024 · CAGR

+8.4%

Total change

+709%

Market Activity

Price Velocity & Acceleration

Current Velocity

+28.5%

per year

Acceleration

+30.43

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £350k–£400k · 24 sales

Property Type Mix

Total: 24 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£60k£125k+108.5%1.3
Post-dot-com plateau2001–2004£117k£187k+60.5%2
GFC & correction2008–2012£210k£235k+11.9%1
Help-to-Buy recovery2013–2014£237k£205k-13.5%1.5
Brexit uncertainty2017–2018£398k£385k-3.3%2
Pandemic surge2020–2020£378k£378k+0%1
Current market2024–2024£485k£485k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.9%
District
7.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
Twickenham→ Waterloo· 14 tph
25 min

Nearby stations

TwickenhamNational Rail
21 min walk
Richmond (London) Rail StationSouth Western Railway · Mildmay
41 min walk
Richmond Underground StationDistrict
41 min walk
Hounslow East Underground StationPiccadilly
60 min walk
Hounslow Central Underground StationPiccadilly
63 min walk
No bus stops within 400m

48

Walkability score

122

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge78 min ↑
Victoria74 min ↑
Waterloo ★69 min
Canary Wharf88 min ↑
City78 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

15

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)19
Nearest car park48m
Santander docks (800m)0
Nearest cycle dock7.1 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: 13.8 km away✗ Not Green Belt✗ Not AONB51% green spaceTree canopy: 31%
More green space than 96% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 3.0 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): 2

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

CROSS DEEP SURGERY

CROSS DEEP SURG & MED CTR, 4 CROSS DEEP, TW1 4QP

15 min walk

94%

Recommend GP

94%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalCassel Hospital · 902 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

156

Parks (1km)

4

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Tide End Cottage (786 m)

Nearest supermarketTesco Express · 38 m
2 tennis courts3 swimming pools2 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)

14m

Post office

Nearby shops

Wine Mart30 m
Ham Express508 m

Nearby cafes

Swiss Bread Bakery & Café13 m
Flying Cloud717 m
The Orangery909 m

Nearby restaurants

Mr. Panda24 m
Bell & Buon408 m
Jaflong Tandoori503 m
Best Grill & Fish Bar536 m

Nearby pubs

The Tide End Cottage786 m
The Anglers792 m
The White Swan1.2 km

Nearby gyms

Ham & Petersham Rifle & Pistol Club717 m
Pavillion 1932 m
Twickenham Rowing Club1.1 km

Nearby pharmacies

Ham Village Pharmacy15 m
Food hygiene (5-star)64% of 14

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

39

Investment score

Weak

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

Avg monthly rent
£1,664London avg: £1,950/mo
Gross yield
4.1% (average)London avg: 3.8%Above average yield
Gentrification score16/100
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

39.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,676m
Crossrail 2 route8,112m

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)
4
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
14
Local approval rate
75%
Borough approval rate
65%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
10

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
15 homes · PHASE 2, MEADLANDS &, 27-30, PHASE 2, MEADLANDS &, 27-30, SHERIDAN ROAD, TW10 7NH
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
THE WATER GYPSIES PH, 107, THE WATER GYPSIES PH, 107, ASHBURNHAM ROAD, TW10 7NN12 homes
completed
Central Service Station, Central Service Station, Ferrymoor, Ham, TW10 7NP10 homes
completed
PART OF MEADLANDS SCHOOL SITE &, 27-30, PART OF MEADLANDS SCHOOL SITE &, 27-30, SHERIDAN ROAD, TW10 7NH10 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 7NS

Full postcodeTW10 7NS
Postcode districtTW10
BoroughLondon Borough of Richmond upon Thames
WardHam, Petersham & Richmond Riverside
Latitude51.436255
Longitude-0.320479
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