Teddington · Richmond upon Thames · Twickenham constituency · 51.43132, -0.32847

TW11 8AR— Teddington, Richmond upon Thames

Location and area intelligence for TW11 8AR, Teddington, Richmond upon Thames

The family fortress

 

Schools 100%Safety 81/100Transport 21/100⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
67
Safety
81
Schools
60
Transport
21
Environment
72
Investment
55

The bottom line

TW11 8AR offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 69 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

TW11 8AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+32.4% vs London avg
vs London crime-8.0% vs London avg

Deep-dive guides for TW11 8AR

🛡️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 TW11 8AR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Collis Primary School

Not yet inspected · Inspected Apr 2025 · 13 min walk

KS2: 108.3

—

Secondary

St Richard Reynolds Catholic High School

Not yet inspected · 23 min walk

P8: +0.67A8: 58.8

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 64 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

59.6 incidents per 1,000 residents

Better than 55% of London
→ Stable

+13% vs borough

Crime by type

Other35%
Violence & sexual offences28%
Anti-social behaviour19%
Burglary6%
Robbery5%
Vehicle crime5%
Drug offences3%
Theft0%

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: Twickenham Fire Station · 1.4km

Crime is 8% below London average

Property

Prices, sales volume and market trends

Avg floor area170.4 m²

EPC breakdown

B
1%
C
1%
D
4%
E
2%

Based on 8 properties · Confidence: low

Street mix

Semi 89%Detached 11%

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£426,000
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £3,146
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+8.4%

Total change

+782%

Market Activity

Price Velocity & Acceleration

Current Velocity

+39.5%

per year

Acceleration

+65.39

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 18 sales

Property Type Mix

Total: 18 sales

Detached11.1%
Semi-detached88.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£170k£323k+89.7%2.2
Post-dot-com plateau2002–2003£499k£485k-2.9%1.5
GFC & correction2008–2008£861k£861k+0%1
Help-to-Buy recovery2013–2013£1.20m£1.20m+0%1
Brexit uncertainty2019–2019£1.05m£1.05m+0%1
Pandemic surge2021–2021£1.45m£1.45m+0%1
Rate-rise correction2022–2023£1.07m£1.50m+39.5%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
19.7%
District
19.7%

CAGR over 6yr 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 2

Poor

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

Nearby stations

TeddingtonNational Rail
10 min walk
Richmond (London) Rail StationSouth Western Railway · Mildmay
50 min walk
Richmond Underground StationDistrict
50 min walk
Hounslow East Underground StationPiccadilly
63 min walk
Hounslow Central Underground StationPiccadilly
65 min walk
No bus stops within 400m

33

Walkability score

37

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

12

Car parks (800m)

1

EV chargers (800m)

Nearest car park201m
Santander docks (800m)0
Nearest cycle dock7.7 km

Nearby car parks

🅿️
Teddington Pools Car Park· yes
444m

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: 14.6 km away✗ Not Green Belt✗ Not AONB53% green spaceTree canopy: 58%
More green space than 96% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 2.3 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): None recorded

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

19 min walk

94%

Recommend GP

94%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

Nearest hospital · 773 m
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

166

Parks (1km)

13

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

19

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The King's Head (419 m)

Nearest supermarketTesco Express · 801 m
10 tennis courts3 swimming pools4 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)

791m

Post office

Nearby shops

Wine Mart800 m

Nearby cafes

Flying Cloud429 m
Organically443 m
The Coffee Mill445 m
Girasole452 m

Nearby restaurants

The Wharf229 m
Shambles Restaurant446 m
Côte Brasserie449 m
Piazza Firenze453 m

Nearby pubs

The King's Head419 m
The Tide End Cottage445 m
One One Four458 m
The Castle Bar458 m

Nearby gyms

Teddington Lawn Tennis Club378 m
Teddington Pools and Fitness Centre405 m
Pavillion 1533 m
Tennis Centre617 m

Nearby pharmacies

Ham Village Pharmacy795 m
Food hygiene (5-star)79% of 47

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

55

Investment score

Good

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

Avg monthly rent
£1,664London avg: £1,950/mo
Gentrification score25/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Future outlook

44.3

Price growth score

D
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,407m
Crossrail 2 route8,568m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,866 nationally

1,746

Est. population

5,828/km²

56%

Employed

64%

Degree educated

£55,600

Median income

2.1%

Claimant rate

SuburbanMedium densityOwner occupiers / families

49

Community stability

Age profile

18%
21%
24%
25%
Under 1818%
18–3413%
35–4921%
50–6424%
65+25%

Tenure

40%
27%
27%
Own outright40%
Own (mortgage)27%
Private rent27%
Social rent4%
Shared ownership2%

Ethnicity

75%
14%
White British75%
White Other14%
Asian4%
Black2%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine7%
No car household22%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent27%
Social rent4%

vs. London

Income vs London+32.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
11
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
21
Planning apps (3 years)
19
Local approval rate
71%
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)
6
Largest scheme
125 homes · TEDDINGTON WHARF, 28, TEDDINGTON WHARF, 28, TWICKENHAM ROAD, TW11
Pipeline pressure
NONE

Named schemes (500m)

TEDDINGTON WHARF, 28, TEDDINGTON WHARF, 28, TWICKENHAM ROAD, TW11125 homes
completed
Royal Oak, 172, Royal Oak, 172, High Street, Teddington, TW11 8HU12 homes
completed
4, 4, Manor Road, Teddington, TW11 8BG8 homes
completed
87, 87, Twickenham Road, Teddington, TW11 8AL6 homes
completed
82, 82, High Street, TW11 8JD6 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
20.3%
Ward turnout
54%
Election year
2026
MP
Munira Wilson (Liberal Democrat)
MP majority
21,457
Constituency
Twickenham

Councillors

Richard BakerLib Dems
Charlie EngelLib Dems
Phil GieslerLib 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 TW11 8AR

Full postcodeTW11 8AR
Postcode districtTW11
BoroughLondon Borough of Richmond upon Thames
WardTeddington
Latitude51.431325
Longitude-0.328472
Parliamentary constituencyTwickenham
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