Teddington · Richmond upon Thames · Twickenham constituency · 51.43092, -0.33005

TW11 8AS— Teddington, Richmond upon Thames

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

The family fortress

 

Schools 100%Safety 81/100Transport 22/100

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
67
Safety
81
Schools
100
Transport
22
Environment
69
Investment
51

The bottom line

TW11 8AS offers exceptional schools (100% Good/Outstanding) and low crime — 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

TW11 8AS

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 8AS

🛡️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 TW11 8AS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St Mary's and St Peter's Church of England Primary School

Outstanding · Inspected Dec 2022 · 9 min walk

KS2: 109.9

—

Secondary

St Richard Reynolds Catholic High School

Not yet inspected · 24 min walk

P8: +0.67A8: 58.8

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 64 min walk

1 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 · 1.3km

Crime is 8% below London average

Property

Prices, sales volume and market trends

Avg floor area129.4 m²

EPC breakdown

D
6%
E
1%

Based on 7 properties · Confidence: low

Street mix

Semi 32%Terraced 58%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£323,500
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingPartial double glazing
Council tax band Band FAnnual charge £3,146
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2021 · CAGR

+8.2%

Total change

+614%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.7%

per year

Acceleration

+18.71

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £600k–£700k · 19 sales

Property Type Mix

Total: 19 sales

Detached10.5%
Semi-detached31.6%
Terraced57.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£196k£383k+95.4%1
Post-dot-com plateau2002–2003£240k£575k+139.6%1
Pre-crash peak2005–2007£553k£721k+30.5%1.7
GFC & correction2008–2009£837k£790k-5.6%1
Help-to-Buy recovery2015–2015£965k£965k+0%1
Brexit uncertainty2018–2019£820k£1.23m+49.4%1
Pandemic surge2020–2021£1.20m£1.40m+16.7%1.5

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Teddington→ Waterloo· 6 tph
38 min

Nearby stations

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

30

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge75 min ↑
Victoria68 min ↑
Waterloo ★65 min
Canary Wharf85 min ↑
City76 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)

1

EV chargers (800m)

Nearest car park295m
Santander docks (800m)0
Nearest cycle dock7.8 km

Nearby car parks

🅿️
Teddington Pools Car Park· yes
360m

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: 14.7 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 70%
More green space than 93% 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

20 min walk

94%

Recommend GP

94%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

Nearest hospital · 661 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

245

Parks (1km)

13

Restaurants (800m)

12

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

18

Sports (1km)

0

Convenience

Nearest supermarketTesco Express · 911 m
9 tennis courts3 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
782 licensed premises in borough301 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

903m

Post office

Nearby cafes

The Coffee Mill394 m
Organically396 m
Obon411 m
Starbucks427 m

Nearby restaurants

The Wharf334 m
Shambles Restaurant387 m
Prem398 m
Charm423 m

Nearby pubs

The Castle Bar389 m
The King's Head389 m
One One Four431 m
The Teddington Arms451 m

Nearby gyms

Teddington Lawn Tennis Club276 m
Teddington Pools and Fitness Centre317 m
Tennis Centre557 m
Sport Centre, Clinic and R Block Rooms582 m
Food hygiene (5-star)75% of 48

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

51

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 score26/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Future outlook

45.3

Price growth score

C
High

Development pressure

High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,526m
Crossrail 2 route8,672m

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)
12
Live planning apps (800m)
29
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
26
Planning apps (3 years)
24
Local approval rate
65%
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
11
Under construction
0
Completed (3yr)
9
Largest scheme
125 homes · TEDDINGTON WHARF, 28, TEDDINGTON WHARF, 28, TWICKENHAM ROAD, TW11
Pipeline pressure
LOW

Named schemes (500m)

29-41, 29-41, HIGH STREET, TW11 8ET35 homes
completed
2, 2, Elmfield Avenue, Y, TW11 8BS7 homes
completed
87, 87, Twickenham Road, Teddington, TW11 8AL6 homes
completed
82, 82, High Street, TW11 8JD6 homes
completed
LAND TO REAR OF 119 AND, 97-111 & 119, LAND TO REAR OF 119 AND, 97-111 & 119, HIGH STREET, TEDDINGTON, TW115 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:

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Key facts for TW11 8AS

Full postcodeTW11 8AS
Postcode districtTW11
BoroughLondon Borough of Richmond upon Thames
WardTeddington
Latitude51.430916
Longitude-0.330055
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