Teddington · Richmond upon Thames · Twickenham constituency · 51.42659, -0.33926

TW11 8TF— Teddington, Richmond upon Thames

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 37/100

Best for: Families

Compare areas

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

Liveability
69
Safety
76
Schools
100
Transport
37
Environment
86
Investment
58

The bottom line

TW11 8TF 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.

Check your dealbreakers

Toggle the things that matter to you — see how TW11 8TF scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how TW11 8TF meets your needs.

Location

TW11 8TF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for TW11 8TF

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare TW11 8TF with:

Postcode Personality

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

“The family fortress”

Share:WhatsAppShare on X

How TW11 8TF 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 · 3 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 · 64 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

Prices, sales volume and market trends

Avg floor area56.3 m²

EPC breakdown

C
3%

Based on 3 properties · Confidence: low

Street mix

Flat 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£140,750
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,178
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+8.3%

Total change

+688%

Market Activity

Price Velocity & Acceleration

Current Velocity

+33.3%

per year

Acceleration

-86.40

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £350k–£400k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£51k£51k+0%1
Post-dot-com plateau2003–2003£105k£105k+0%1
Pre-crash peak2007–2007£137k£137k+0%1
GFC & correction2012–2012£137k£137k+0%1
Brexit uncertainty2019–2019£300k£300k+0%1
Rate-rise correction2022–2022£400k£400k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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 Central Underground StationPiccadilly
67 min walk
Hounslow East Underground StationPiccadilly
67 min walk
No bus stops within 400m

36

Walkability score

86

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 park22m
Santander docks (800m)0
Nearest cycle dock8.5 km

Nearby car parks

🅿️
Teddington Pools Car Park· yes
558m

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: 15.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 13%
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 · 162 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

757

Parks (1km)

12

Restaurants (800m)

16

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 Trudi744 m

Nearby cafes

Mimmo Café and Pizzeria62 m
Teddy Bear68 m
Caffè Nero114 m
Marez Brasserie130 m

Nearby restaurants

Istanbul Barbecue37 m
Freshfare75 m
Red Peppers134 m
Bar Estilo143 m

Nearby pubs

Masons Arms22 m
The Hogarth191 m
Abercorn Arms240 m
The Park Café-Bar-Restaurant369 m

Nearby gyms

F45 Training256 m
Teddington Lawn Tennis Club556 m
Teddington Pools and Fitness Centre572 m
Bushy Park Sports Club725 m

Nearby health

Teddington Memorial Hospital162 m
Teddington Dental504 m
Food hygiene (5-star)69% of 54

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

58

Investment score

Good

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

Avg monthly rent
£1,664London avg: £1,950/mo
Gentrification score24/100

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Future outlook

43.5

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,309m
Crossrail 2 route9,265m

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)
17
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
24
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)
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

Live in TW11 8TF? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for TW11 8TF.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

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

Similar postcodes

Frequently asked questions

📍 Track TW11 8TF

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for TW11 8TF

Full postcodeTW11 8TF
Postcode districtTW11
BoroughLondon Borough of Richmond upon Thames
WardTeddington
Latitude51.426586
Longitude-0.339261
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