Teddington · Richmond upon Thames · Twickenham constituency · 51.42833, -0.33314

TW11 8BS— Teddington, Richmond upon Thames

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

The practical family move

 

Top 5% LondonSchools 100%Safety 84/100Transport 38/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
75
Safety
84
Schools
100
Transport
38
Environment
60
Investment
30

The bottom line

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

The catch: 52 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

TW11 8BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+10.7% vs London avg
vs London crime-31.0% vs London avg

Deep-dive guides for TW11 8BS

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

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Postcode Personality

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“The practical family move”

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How TW11 8BS 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 · 6 min walk

KS2: 109.9

—

Secondary

St Richard Reynolds Catholic High School

Not yet inspected · 27 min walk

P8: +0.67A8: 58.8

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 63 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

45.0 incidents per 1,000 residents

Better than 67% of London
→ Stable

-15% vs borough

Crime by type

Violence & sexual offences27%
Anti-social behaviour26%
Other26%
Vehicle crime9%
Drug offences5%
Theft4%
Burglary3%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Twickenham Fire Station · 1.3km

Crime is 31% 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£5,498/m²
Price per ft²£511/ft²
Avg floor area177.7 m²

EPC breakdown

C
4%
D
5%
E
2%

Based on 11 properties · Confidence: medium

Street mix

Semi 73%Detached 20%Other 7%

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£444,250
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, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,662
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+5.6%

Total change

+382%

Market Activity

Price Velocity & Acceleration

Current Velocity

-32.1%

per year

Acceleration

-38.14

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 28 sales

Property Type Mix

Total: 28 sales

Detached21.4%
Semi-detached78.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£187k£344k+83.9%2.3
Post-dot-com plateau2002–2003£538k£423k-21.4%2.5
Pre-crash peak2005–2007£570k£903k+58.4%1.7
Help-to-Buy recovery2013–2016£1.11m£1.49m+34.1%1.3
Brexit uncertainty2018–2018£901k£901k+0%2
Pandemic surge2020–2021£1.25m£1.33m+6%2
Current market2025–2025£900k£900k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.6%
District
6.6%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing2
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Teddington→ Waterloo· 6 tph
38 min

Nearby stations

TeddingtonNational Rail
5 min walk
Richmond (London) Rail StationSouth Western Railway · Mildmay
56 min walk
Richmond Underground StationDistrict
56 min walk
Hounslow East Underground StationPiccadilly
66 min walk
Hounslow Central Underground StationPiccadilly
66 min walk
No bus stops within 400m

39

Walkability score

73

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria57 min ↑
Waterloo ★52 min
Canary Wharf71 min ↑
City61 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

18

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)80
Nearest car park67m
Santander docks (800m)0
Nearest cycle dock8.1 km

Nearby car parks

🅿️
Teddington Pools Car Park· yes
130m

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: 15.1 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 52%
Above average green space

Nearest SSSI: Bushy Park and Home Park SSSI — 2.0 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): 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

23 min walk

94%

Recommend GP

94%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 523 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

416

Parks (1km)

21

Restaurants (800m)

23

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

29

Sports (1km)

0

Convenience

Nearest supermarketTesco Express · 1.3 km
18 tennis courts5 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby cafes

Parsnips148 m
Cafe Benedict150 m
Obon151 m
Starbucks247 m

Nearby restaurants

PizzaExpress157 m
Prem158 m
Nando's198 m
Shambles Restaurant241 m

Nearby pubs

The Teddington Arms172 m
The Castle Bar204 m
The Builders Arms320 m
The King's Head332 m

Nearby gyms

Teddington Lawn Tennis Club89 m
Teddington Pools and Fitness Centre118 m
F45 Training310 m
Tennis Centre694 m

Nearby health

Teddington Memorial Hospital626 m
Food hygiene (5-star)72% of 81

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

30

Investment score

Weak

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

Low gross yield (2.2%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,664London avg: £1,950/mo
Gross yield
2.2% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score31/100
Sales last 12 months0

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

4/100

Velocity score

Future outlook

65.1

Price growth score

B
High

Development pressure

High

New supply risk

Strong gentrification momentumLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,841m
Crossrail 2 route8,855m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,601 nationally

1,646

Est. population

8,405/km²

65%

Employed

65%

Degree educated

£46,500

Median income

1.9%

Claimant rate

Inner cityHigh densityYoung professionals

50

Community stability

Age profile

25%
15%
26%
20%
14%
Under 1825%
18–3415%
35–4926%
50–6420%
65+14%

Tenure

32%
37%
26%
Own outright32%
Own (mortgage)37%
Private rent26%
Social rent5%
Shared ownership0%

Ethnicity

72%
15%
White British72%
White Other15%
Asian5%
Black1%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine8%
No car household24%
Unemployed5%
No qualifications6%

Housing tenure (Census 2021)

Private rent26%
Social rent5%

vs. London

Income vs London+10.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
14
Live planning apps (800m)
38
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
27
Planning apps (3 years)
32
Local approval rate
59%
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)
17
Largest scheme
36 homes · 101 - 105, 101 - 105, Waldegrave Road, TW11
Pipeline pressure
LOW

Named schemes (500m)

101 - 105, 101 - 105, Waldegrave Road, TW1136 homes
completed
29-41, 29-41, HIGH STREET, TW11 8ET35 homes
completed
2, 2, High Street, Teddington, TW11 8EW22 homes
completed
8, 8, LUTHER ROAD, TW11 8PU18 homes
completed
LAND ADJ. TO POLICE STATION, LAND ADJ. TO POLICE STATION, PARK ROAD, TW11 0AQ17 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 8BS

Full postcodeTW11 8BS
Postcode districtTW11
BoroughLondon Borough of Richmond upon Thames
WardTeddington
Latitude51.428334
Longitude-0.333141
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