The bottom line
TW11 8TX offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £475,000 median — 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.
Check your dealbreakers
Toggle the things that matter to you — see how TW11 8TX scores on each.
Toggle a question above to see how TW11 8TX meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for TW11 8TX
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Postcode Personality
“The family fortress”
How TW11 8TX has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
100
Education score
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 · 16 min walk
100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km
Childcare
Childcare
Surbiton Hill Nursery School
Not inspected · 68 min walk
3 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
25.0 incidents per 1,000 residents
-53% vs borough
Crime by type
Road safety
94
Road safety score
2
Accidents (5yr)
1
KSI (5yr)
1
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Twickenham Fire Station · 776m
Crime is 62% below London average
Property
2 JulPrices, sales volume and market trends
Property
2 JulPrices, sales volume and market trends
Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.
£475,000
Median sale price
£475,000 is 9% below the London median (£520,000)
This year
Flat
Dominant type
Price history
EPC breakdown
Based on 69 properties · Confidence: high
Street mix
LHA rates — Outer South West London
Stamp duty
England & NI rates 2025/26. Additional property rate adds 3% on each band.
Current mortgage rates
Bank of England (monthly average)
Affordability
Price-to-income
Est. mortgage
Market activity
Days to sell
Market momentum
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1995–2025 · CAGR
+4.4%
Total change
+260%
Market Activity
Price Velocity & Acceleration
Current Velocity
+63.4%
per year
Acceleration
+101.10
change in velocity
Market State
Strong growth
Price Distribution
P25: £125k–£150k · P75: £250k–£300k · 123 sales
Property Type Mix
Total: 123 sales
By decade
1990s
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1995–2000 | £161k | £245k | +52.2% | 4.3 |
| Post-dot-com plateau | 2001–2004 | £143k | £248k | +73.6% | 4.5 |
| Pre-crash peak | 2005–2007 | £212k | £405k | +91.5% | 5.3 |
| GFC & correction | 2009–2012 | £620k | £244k | -60.7% | 2 |
| Help-to-Buy recovery | 2013–2016 | £333k | £420k | +26.1% | 4.2 |
| Brexit uncertainty | 2017–2018 | £354k | £380k | +7.6% | 3 |
| Pandemic surge | 2020–2021 | £540k | £332k | -38.5% | 6.5 |
| Rate-rise correction | 2022–2023 | £528k | £570k | +8.1% | 6.5 |
| Current market | 2024–2025 | £355k | £580k | +63.4% | 3 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Flat/maisonette
+0% alpha
Weakest performer
Terraced
+0% alpha
CAGR over 30yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
28
Walkability score
40
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
20
Car parks (800m)
1
EV chargers (800m)
Nearby car parks
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Aircraft noise
Heathrow Lden
DEFRA Round 4 noise contours. Lden = day-evening-night weighted average.
Nearest SSSI: Bushy Park and Home Park SSSI — 2.1 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
THE GREEN & FIR ROAD
THE GREEN SURGERY, 1B THE GREEN, TW2 5TU
21 min walk
86%
Recommend GP
86%
Overall GP experience
0
GPs within 1km
5
Dentists within 1km
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
1383
Parks (1km)
13
Restaurants (800m)
13
Cafes (800m)
1
Pubs (400m)
0
Pharmacies (800m)
1
Gyms (1km)
5
Sports (1km)
0
Convenience
Nightlife (500m)
0
Nightclubs
1
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
1.0km
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
50
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
74.6
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 10/10
Least deprived
Index of Multiple Deprivation
Rank: 30,884 nationally
1,841
Est. population
17,276/km²
73%
Employed
67%
Degree educated
£55,600
Median income
2.3%
Claimant rate
55
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
Stamp Duty & Affordability Calculator
Stamp Duty & Affordability Calculator
Stamp duty on median price (£475,000)
£11,250
Standard buyer
£2,500
First-time buyer
Save £8,750
Affordability check — your annual salary
Deposit
Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.
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