Fulwell & Hampton Hill · Richmond upon Thames · Twickenham constituency · 51.43164, -0.34361

TW11 8SL— Fulwell & Hampton Hill, Richmond upon Thames

Location and area intelligence for TW11 8SL, Fulwell & Hampton Hill, Richmond upon Thames

The family fortress

 

Schools 100%Safety 88/100Transport 33/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
68
Safety
88
Schools
60
Transport
33
Environment
67
Investment
26

The bottom line

TW11 8SL 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 8SL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+32.4% vs London avg
vs London crime-62.0% vs London avg

Deep-dive guides for TW11 8SL

🛡️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 8SL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Stanley Primary School

Not yet inspected · 4 min walk

KS2: 106.5

—

Secondary

Waldegrave School

Not yet inspected · 13 min walk

P8: +0.81A8: 64.3

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 72 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

25.0 incidents per 1,000 residents

Better than 83% of London
→ Stable

-53% vs borough

Crime by type

Other26%
Violence & sexual offences26%
Anti-social behaviour24%
Vehicle crime17%
Burglary4%
Drug offences2%
Theft0%
Robbery0%

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 · 480m

Crime is 62% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£12,920/m²
Price per ft²£1,200/ft²
Avg floor area75.5 m²

EPC breakdown

C
9%
D
30%
E
7%
F
1%

Based on 47 properties · Confidence: high

Street mix

Semi 5%Terraced 95%

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£188,750
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 EAnnual charge £2,662
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8%

Total change

+900%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.5%

per year

Acceleration

-26.51

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 96 sales

Property Type Mix

Total: 96 sales

Semi-detached5.2%
Terraced94.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£95k£232k+144.2%4.2
Post-dot-com plateau2001–2004£242k£280k+15.5%4.5
Pre-crash peak2005–2007£295k£450k+52.5%3.3
GFC & correction2008–2012£440k£495k+12.5%2.6
Help-to-Buy recovery2013–2016£540k£740k+37%3.2
Brexit uncertainty2017–2017£760k£760k+0%3
Pandemic surge2020–2021£798k£732k-8.2%4
Rate-rise correction2022–2022£898k£898k+0%4
Current market2024–2025£1.05m£950k-9.5%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8.7%
District
8.7%

CAGR over 27yr 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 Velocity100
Sales Volume53
Seasonal Timing0
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
Fulwell→ Waterloo· 4 tph
33 min

Nearby stations

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

23

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria56 min ↑
Waterloo ★52 min
Canary Wharf70 min ↑
City62 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

11

Car parks (800m)

6

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)86
Nearest car park183m
Santander docks (800m)0
Nearest cycle dock8.6 km

Nearby car parks

🅿️
Squires Car Park
758m

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 AONB34% green spaceTree canopy: 40%
More green space than 89% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 2.4 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

17 min walk

86%

Recommend GP

86%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 297 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

1442

Parks (1km)

8

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketWaitrose & Partners · 2.1 km
3 swimming pools2 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)

1.1km

Post office

Nearby shops

Cakes By Trudi276 m
Fulwell Food and Wine596 m
Everydays854 m

Nearby cafes

Pop in Sam's Cafe161 m
Caffe Toscana161 m
Chat169 m
Coffee Tree351 m

Nearby restaurants

Imperial China124 m
Domino's125 m
Nikos Greek Souvlaki134 m
Bengal Brasserie144 m

Nearby pubs

The Red Lion135 m
The Waldegrave Arms365 m
Abercorn Arms501 m
Masons Arms631 m

Nearby gyms

Swimming Pool348 m
Tennis Centre612 m
Sport Centre, Clinic and R Block Rooms645 m
F45 Training831 m

Nearby health

Teddington Dental218 m
Teddington Memorial Hospital684 m
Food hygiene (5-star)73% of 26

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

E

High street health

Investment

Investment grade, yield and market outlook

26

Investment score

Weak

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

Low gross yield (2.0%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,664London avg: £1,950/mo
Gross yield
2.0% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score22/100
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

58.1

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,357m
Crossrail 2 route9,617m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,884 nationally

1,841

Est. population

17,276/km²

73%

Employed

67%

Degree educated

£55,600

Median income

2.3%

Claimant rate

SuburbanVery high densityOwner occupiers / families

55

Community stability

Age profile

30%
28%
19%
Under 1830%
18–3413%
35–4928%
50–6419%
65+10%

Tenure

31%
45%
19%
Own outright31%
Own (mortgage)45%
Private rent19%
Social rent5%
Shared ownership1%

Ethnicity

75%
White British75%
White Other12%
Asian5%
Black2%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine9%
No car household15%
Unemployed3%
No qualifications6%

Housing tenure (Census 2021)

Private rent19%
Social rent5%

vs. London

Income vs London+32.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
22
Local approval rate
63%
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
0
Under construction
0
Completed (3yr)
17
Largest scheme
35 homes · 38-42, 38-42, Hampton Road, TW11 0JE
Pipeline pressure
NONE

Named schemes (500m)

206-208, 206-208, Stanley Road, TW11 8UE9 homes
completed
74-76, 74-76, Clonmel Road, TW1 0SR6 homes
completed
67-69, 67-69, Strathmore Road, TW11 8UH6 homes
completed
16, 16, Elmtree Road Teddington, TW11 8ST6 homes
completed
Garages at 54-76, Garages at 54-76, Shacklegate Lane, TW11 8SH6 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
19.2%
Ward turnout
51%
Election year
2026
MP
Munira Wilson (Liberal Democrat)
MP majority
21,457
Constituency
Twickenham

Councillors

Jonathan CardyLib Dems
Matthew WherryLib Dems
Matthew HullLib 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 8SL

Full postcodeTW11 8SL
Postcode districtTW11
BoroughLondon Borough of Richmond upon Thames
WardFulwell & Hampton Hill
Latitude51.431639
Longitude-0.343609
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