Teddington · Richmond upon Thames · Twickenham constituency · 51.43267, -0.32848

TW11 8BL— Teddington, Richmond upon Thames

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

The family fortress

 

Schools 100%Safety 81/100Transport 19/100~4% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
65
Safety
81
Schools
60
Transport
19
Environment
70
Investment
42

The bottom line

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

The catches: very high noise — check proximity to rail lines; 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 8BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

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

Deep-dive guides for TW11 8BL

🛡️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 TW11 8BL 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 · 10 min walk

KS2: 106.3

—

Secondary

St Richard Reynolds Catholic High School

Not yet inspected · 22 min walk

P8: +0.67A8: 58.8

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 60 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)

2

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

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£7,748/m²
Price per ft²£720/ft²
Avg floor area64.3 m²

EPC breakdown

C
28%
D
18%

Based on 46 properties · Confidence: high

Street mix

Flat 99%Other 1%

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£160,750
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £3,146
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.4%

Total change

+391%

Market Activity

Price Velocity & Acceleration

Current Velocity

+59.3%

per year

Acceleration

+65.17

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 85 sales

Property Type Mix

Total: 85 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£107k£263k+145.3%2.6
Post-dot-com plateau2001–2004£145k£300k+106.9%4.2
Pre-crash peak2005–2007£280k£244k-12.8%2.7
GFC & correction2008–2012£350k£280k-20%2.6
Help-to-Buy recovery2013–2016£385k£585k+51.9%2.2
Brexit uncertainty2017–2019£628k£317k-49.5%3
Pandemic surge2021–2021£360k£360k+0%3
Rate-rise correction2022–2023£500k£350k-30%4.5
Current market2024–2025£330k£525k+59.3%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.4%
District
5.4%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing1
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
12 min walk
Richmond (London) Rail StationSouth Western Railway · Mildmay
48 min walk
Richmond Underground StationDistrict
49 min walk
Hounslow East Underground StationPiccadilly
61 min walk
Hounslow Central Underground StationPiccadilly
63 min walk
No bus stops within 400m

34

Walkability score

36

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

14

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)19
Nearest car park272m
Santander docks (800m)0
Nearest cycle dock7.7 km

Nearby car parks

🅿️
Teddington Pools Car Park· yes
581m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.5 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 25%
More green space than 93% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 2.5 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): None recorded

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

17 min walk

94%

Recommend GP

94%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

Nearest hospital · 799 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

144

Parks (1km)

11

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

14

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Tide End Cottage (536 m)

Nearest supermarketTesco Express · 700 m
6 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)

696m

Post office

Nearby shops

Wine Mart699 m

Nearby cafes

Flying Cloud503 m
Organically592 m
The Coffee Mill593 m
St Mary's University, Twickenham600 m

Nearby restaurants

The Wharf300 m
Shambles Restaurant592 m
Côte Brasserie595 m
Teddington Tandoori599 m

Nearby pubs

The Tide End Cottage536 m
The Anglers569 m
The King's Head569 m
The Castle Bar601 m

Nearby gyms

Teddington Lawn Tennis Club500 m
Teddington Pools and Fitness Centre539 m
Tennis Centre549 m
Sport Centre, Clinic and R Block Rooms556 m

Nearby pharmacies

Ham Village Pharmacy698 m
Food hygiene (5-star)77% of 44

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

42

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
Gross yield
3.9% (average)London avg: 3.8%Above average yield
Gentrification score25/100
Sales last 12 months1

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

8/100

Velocity score

Future outlook

64.3

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,346m
Crossrail 2 route8,590m

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
No
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
17
Local approval rate
67%
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)
1
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
87, 87, Twickenham Road, Teddington, TW11 8AL6 homes
completed
St Marys University College, St Marys University College, Waldegrave Road, Twickenham, TW1 4SX5 homes
completed
50, 50, Waldegrave Park, TW1 4TQ2 homes
completed
37-41, 37-41, St Albans Road, TW11 8AE2 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 8BL

Full postcodeTW11 8BL
Postcode districtTW11
BoroughLondon Borough of Richmond upon Thames
WardTeddington
Latitude51.432674
Longitude-0.328480
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