Teddington · Richmond upon Thames · Twickenham constituency · 51.43287, -0.33768

TW11 8NN— Teddington, Richmond upon Thames

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 86/100Transport 23/100⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
69
Safety
86
Schools
100
Transport
23
Environment
63
Investment
48

The bottom line

TW11 8NN 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 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

TW11 8NN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+32.4% vs London avg
vs London crime-49.0% vs London avg

Deep-dive guides for TW11 8NN

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How TW11 8NN 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 · 5 min walk

KS2: 109.9

—

Secondary

Waldegrave School

Not yet inspected · 15 min walk

P8: +0.81A8: 64.3

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 65 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

32.9 incidents per 1,000 residents

Better than 77% of London
→ Stable

-38% vs borough

Crime by type

Anti-social behaviour33%
Violence & sexual offences24%
Other16%
Vehicle crime16%
Burglary5%
Robbery4%
Drug offences2%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Twickenham Fire Station · 735m

Crime is 49% below London average

Property

Prices, sales volume and market trends

Avg floor area82.3 m²

EPC breakdown

D
4%
E
3%

Based on 7 properties · Confidence: low

Street mix

Terraced 100%

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£205,750
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingSome double glazing
Council tax band Band EAnnual charge £2,662
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+6.7%

Total change

+481%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.9%

per year

Acceleration

-23.88

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £700k+ · 8 sales

Property Type Mix

Total: 8 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1997£134k£164k+22.7%1.5
Post-dot-com plateau2003–2003£321k£321k+0%2
Pre-crash peak2007–2007£510k£510k+0%1
Help-to-Buy recovery2013–2013£693k£693k+0%1
Rate-rise correction2023–2023£775k£775k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
11.9%
District
11.9%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Strawberry Hill→ Waterloo· 6 tph
30 min

Nearby stations

Strawberry HillNational Rail
9 min walk
Richmond (London) Rail StationSouth Western Railway · Mildmay
52 min walk
Richmond Underground StationDistrict
53 min walk
Hounslow East Underground StationPiccadilly
58 min walk
Hounslow Central Underground StationPiccadilly
59 min walk
No bus stops within 400m

32

Walkability score

47

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

8

Car parks (800m)

1

EV chargers (800m)

Nearest car park501m
Santander docks (800m)0
Nearest cycle dock8.2 km

Nearby car parks

🅿️
Teddington Pools Car Park· yes
710m

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 AONB21% green spaceTree canopy: 37%
More green space than 76% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 2.5 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

THE GREEN & FIR ROAD

THE GREEN SURGERY, 1B THE GREEN, TW2 5TU

15 min walk

86%

Recommend GP

86%

Overall GP experience

0

GPs within 1km

11

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 266 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

435

Parks (1km)

11

Restaurants (800m)

14

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

15

Sports (1km)

0

Convenience

Nearest supermarketTesco Express · 1.3 km
6 tennis courts4 swimming pools3 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)

1.3km

Post office

Nearby shops

Everydays687 m
Cakes By Trudi710 m

Nearby cafes

Coffee Tree96 m
St Mary's University, Twickenham407 m
Pop in Sam's Cafe589 m
Caffe Toscana595 m

Nearby restaurants

Chicken Cottage81 m
Mr Cod's Fish and Chips88 m
La Dolce Vita93 m
Imperial China545 m

Nearby pubs

The Waldegrave Arms72 m
Abercorn Arms471 m
The Red Lion564 m
Masons Arms689 m

Nearby gyms

Tennis Centre203 m
Sport Centre, Clinic and R Block Rooms247 m
Swimming Pool556 m
Teddington Lawn Tennis Club598 m

Nearby health

Teddington Dental585 m
Teddington Memorial Hospital833 m
Food hygiene (5-star)58% of 43

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

48

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

46.1

Price growth score

C
High

Development pressure

High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,924m
Crossrail 2 route9,226m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,577 nationally

1,670

Est. population

8,268/km²

64%

Employed

66%

Degree educated

£55,600

Median income

0.9%

Claimant rate

SuburbanHigh densityOwner occupiers / families

52

Community stability

Age profile

25%
15%
23%
22%
14%
Under 1825%
18–3415%
35–4923%
50–6422%
65+14%

Tenure

33%
37%
22%
Own outright33%
Own (mortgage)37%
Private rent22%
Social rent7%
Shared ownership1%
Rent free0%

Ethnicity

73%
White British73%
White Other12%
Asian5%
Black1%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine7%
No car household20%
Unemployed4%
No qualifications5%

Housing tenure (Census 2021)

Private rent22%
Social rent7%

vs. London

Income vs London+32.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
28
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
26
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)
1

Housing pipeline (800m)

Homes approved
11
Under construction
0
Completed (3yr)
13
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
209, 209, Waldegrave Road, Teddington, TW11 8LX22 homes
completed
1B Sandford House And 1C Jardine House, Claremont Road11 homes
not_started
PART OF ST MARYS & ST PETER SCHOOL LAND, PART OF ST MARYS & ST PETER SCHOOL LAND, CHURCH ROAD, TW1110 homes
completed
185, 185, Waldegrave Road, Twickenham, TW11 8LU9 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 8NN

Full postcodeTW11 8NN
Postcode districtTW11
BoroughLondon Borough of Richmond upon Thames
WardTeddington
Latitude51.432868
Longitude-0.337680
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