Teddington · Richmond upon Thames · Twickenham constituency · 51.42651, -0.33864

TW11 8PL— Teddington, Richmond upon Thames

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 38/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
69
Safety
76
Schools
100
Transport
38
Environment
86
Investment
38

The bottom line

TW11 8PL offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families 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 8PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.7% vs London avg
vs London crime+41.0% vs London avg

Deep-dive guides for TW11 8PL

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How TW11 8PL 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 · 4 min walk

KS2: 109.9

—

Secondary

Waldegrave School

Not yet inspected · 21 min walk

P8: +0.81A8: 64.3

100% of local schools rated Good or Outstanding · based on 6 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

91.9 incidents per 1,000 residents

Higher crime than 69% of London
→ Stable

+74% vs borough

Crime by type

Other38%
Violence & sexual offences23%
Anti-social behaviour14%
Drug offences7%
Vehicle crime7%
Burglary5%
Theft3%
Robbery2%

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 · 1.1km

Crime is +41% above 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£8,785/m²
Price per ft²£816/ft²
Avg floor area71.2 m²

EPC breakdown

C
5%
D
13%
E
3%

Based on 21 properties · Confidence: medium

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£178,000
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,178
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+6.8%

Total change

+532%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.1%

per year

Acceleration

+15.80

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £200k–£250k · 36 sales

Property Type Mix

Total: 36 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£95k£124k+30.5%2
Post-dot-com plateau2001–2004£200k£250k+25%2
Pre-crash peak2005–2007£267k£321k+20%2.5
GFC & correction2008–2012£315k£325k+3.2%1
Help-to-Buy recovery2015–2016£555k£500k-9.9%2.5
Brexit uncertainty2018–2019£501k£510k+1.8%1
Pandemic surge2020–2021£549k£527k-4.1%1.5
Rate-rise correction2022–2023£681k£588k-13.7%2
Current market2024–2024£600k£600k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.5%
District
6.5%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing1
Trend Position75

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
6 min walk
Richmond (London) Rail StationSouth Western Railway · Mildmay
60 min walk
Richmond Underground StationDistrict
61 min walk
Hounslow East Underground StationPiccadilly
67 min walk
Hounslow Central Underground StationPiccadilly
67 min walk
No bus stops within 400m

37

Walkability score

104

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

22

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)80
Nearest car park64m
Santander docks (800m)0
Nearest cycle dock8.5 km

Nearby car parks

🅿️
Teddington Pools Car Park· yes
519m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 15.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 16%
More green space than 99% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 1.8 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

24 min walk

86%

Recommend GP

86%

Overall GP experience

0

GPs within 1km

10

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTeddington Memorial Hospital · 193 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

679

Parks (1km)

11

Restaurants (800m)

17

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

23

Sports (1km)

0

Convenience

Nearest supermarketTesco Express · 1.7 km
15 tennis courts2 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby shops

Cakes By Trudi782 m

Nearby cafes

Mimmo Café and Pizzeria36 m
Caffè Nero71 m
Teddy Bear86 m
Marez Brasserie93 m

Nearby restaurants

Istanbul Barbecue40 m
Freshfare75 m
Red Peppers90 m
Bar Estilo104 m

Nearby pubs

Masons Arms38 m
The Hogarth149 m
Abercorn Arms240 m
The Park Café-Bar-Restaurant326 m

Nearby gyms

F45 Training212 m
Teddington Lawn Tennis Club522 m
Teddington Pools and Fitness Centre535 m
Bushy Park Sports Club707 m

Nearby health

Teddington Memorial Hospital193 m
Teddington Dental542 m
Food hygiene (5-star)71% of 56

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

38

Investment score

Weak

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
3.3% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score24/100
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

59.7

Price growth score

C
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,274m
Crossrail 2 route9,222m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,783 nationally

2,045

Est. population

3,802/km²

58%

Employed

53%

Degree educated

£46,500

Median income

3.1%

Claimant rate

Inner cityMedium densityEstablished mixed

42

Community stability

Age profile

22%
21%
23%
17%
17%
Under 1822%
18–3421%
35–4923%
50–6417%
65+17%

Tenure

22%
23%
27%
27%
Own outright22%
Own (mortgage)23%
Private rent27%
Social rent27%
Shared ownership1%

Ethnicity

71%
14%
White British71%
White Other14%
Asian7%
Black2%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine14%
No car household39%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Private rent27%
Social rent27%

vs. London

Income vs London+10.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
18
Live planning apps (800m)
25
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
24
Local approval rate
68%
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)
15
Largest scheme
119 homes · NATIONAL PHYSICAL LABORATORY, NATIONAL PHYSICAL LABORATORY, QUEENS ROAD, TW11
Pipeline pressure
LOW

Named schemes (500m)

NATIONAL PHYSICAL LABORATORY, NATIONAL PHYSICAL LABORATORY, QUEENS ROAD, TW11119 homes
completed
LAND AT JUNCTION OF, LAND AT JUNCTION OF, GROVE ROAD, QUEENS ROAD, TW1144 homes
completed
101 - 105, 101 - 105, Waldegrave Road, TW1136 homes
completed
JUNCTION OF, JUNCTION OF, BROAD STREET, WALPOLE STREET, TW1129 homes
completed
8, 8, LUTHER ROAD, TW11 8PU18 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 8PL

Full postcodeTW11 8PL
Postcode districtTW11
BoroughLondon Borough of Richmond upon Thames
WardTeddington
Latitude51.426506
Longitude-0.338645
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