Ham, Petersham & Richmond Riverside · Richmond upon Thames · Richmond Park constituency · 51.43875, -0.32055

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

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

The family fortress

 

Schools 100%Safety 79/100Transport 22/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
64
Safety
79
Schools
60
Transport
22
Environment
74
Investment
40

The bottom line

TW10 7SA offers exceptional schools (100% Good/Outstanding) and low crime — 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 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

TW10 7SA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.8% vs London avg
vs London crime-39.0% vs London avg

Deep-dive guides for TW10 7SA

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

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🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How TW10 7SA 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 · 3 min walk

KS2: 106.3

—

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 8 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

39.8 incidents per 1,000 residents

Better than 71% of London
↑ Rising 700.0%

from a low base — still below London average

-25% vs borough

Crime by type

Anti-social behaviour28%
Other22%
Violence & sexual offences20%
Burglary17%
Vehicle crime8%
Robbery5%
Drug offences0%
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 · 1.4km

Crime is 39% 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£8,200/m²
Price per ft²£762/ft²
Avg floor area88.3 m²

EPC breakdown

C
4%
D
4%
E
2%

Based on 10 properties · Confidence: medium

Street mix

Semi 11%Terraced 90%

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£220,750
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, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,662
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+6.6%

Total change

+492%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.5%

per year

Acceleration

-9.74

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £350k–£400k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached10.5%
Terraced89.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£121k£168k+38.1%1.7
Post-dot-com plateau2001–2003£185k£248k+34.1%2
Pre-crash peak2006–2006£300k£300k+0%1
GFC & correction2009–2011£325k£370k+13.8%1.5
Help-to-Buy recovery2013–2014£426k£380k-10.8%1
Brexit uncertainty2019–2019£590k£590k+0%1
Current market2024–2025£680k£718k+5.5%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
5.6%
District
5.6%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

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 4

Good

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Twickenham→ Waterloo· 14 tph
25 min

Nearby stations

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

44

Walkability score

111

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

17

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)19
Nearest car park156m
Santander docks (800m)0
Nearest cycle dock7.0 km

Nearby car parks

🅿️
Ham House Disabled Carpark· no
756m

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: 13.7 km away✗ Not Green Belt✗ Not AONB60% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 3.3 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): 3

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

CROSS DEEP SURGERY

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

12 min walk

94%

Recommend GP

94%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

Nearest hospitalCassel Hospital · 1.1 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

141

Parks (1km)

5

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 White Swan (922 m)

Nearest supermarketTesco Express · 241 m
1 tennis courts3 swimming pools3 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)

278m

Post office

Nearby shops

Wine Mart247 m
Ham Express477 m

Nearby cafes

Swiss Bread Bakery & Café268 m
The Orangery662 m
Cafe Sunshine903 m
Urban Baristas970 m

Nearby restaurants

Mr. Panda253 m
Bell & Buon369 m
Jaflong Tandoori472 m
Best Grill & Fish Bar483 m

Nearby pubs

The White Swan922 m
The Barmy Arms929 m
The Fox992 m
The Eel Pie1.0 km

Nearby gyms

Ham & Petersham Rifle & Pistol Club440 m
Twickenham Rowing Club826 m
Twickenham Lawn Tennis Club1.1 km
Pavillion 11.2 km

Nearby pharmacies

Ham Village Pharmacy263 m
Food hygiene (5-star)56% 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

40

Investment score

Moderate

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

Low gross yield (2.8%) 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
2.8% (low)London avg: 3.8%Below average yield — bottom 68%
Gentrification score21/100
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

57

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,572m
Crossrail 2 route8,177m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,080 nationally

1,607

Est. population

4,562/km²

62%

Employed

57%

Degree educated

£43,600

Median income

1.9%

Claimant rate

Inner cityMedium densityYoung professionals

54

Community stability

Age profile

28%
24%
20%
19%
Under 1828%
18–3410%
35–4924%
50–6420%
65+19%

Tenure

40%
32%
18%
Own outright40%
Own (mortgage)32%
Private rent18%
Social rent8%
Shared ownership2%

Ethnicity

56%
22%
White British56%
White Other22%
Asian8%
Black2%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine11%
No car household20%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent18%
Social rent8%

vs. London

Income vs London+3.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
14
Local approval rate
100%
Borough approval rate
65%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

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)

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
2, 2, Croft Way, TW10 7NB5 homes
completed
Garages At, Garages At, Riverside Drive, TW10 7QA2 homes
completed
41, 41, Ashburnham Road, TW10 7NJ2 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 7SA

Full postcodeTW10 7SA
Postcode districtTW10
BoroughLondon Borough of Richmond upon Thames
WardHam, Petersham & Richmond Riverside
Latitude51.438747
Longitude-0.320546
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