Teddington · Richmond upon Thames · Twickenham constituency · 51.42598, -0.32949

TW11 9AR— Teddington, Richmond upon Thames

Location and area intelligence for TW11 9AR, Teddington, Richmond upon Thames

The family fortress

 

Schools 100%Safety 83/100Transport 36/100Low yield 3.19%

Best for: Families, Owner-occupiers

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

Liveability
66
Safety
83
Schools
90
Transport
36
Environment
65
Investment
43

The bottom line

TW11 9AR offers exceptional schools (100% Good/Outstanding) and low crime at £625,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 60 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

TW11 9AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+20.2% vs London avg
vs London income+10.7% vs London avg
vs London crime-19.0% vs London avg

Deep-dive guides for TW11 9AR

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

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🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How TW11 9AR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Collis Primary School

Not yet inspected · Inspected Apr 2025 · 6 min walk

KS2: 108.3

★★

Secondary

Teddington School

Good · Inspected Nov 2021 · 16 min walk

P8: +0.26A8: 54.2

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 · 58 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

52.9 incidents per 1,000 residents

Better than 60% of London
→ Stable

0% vs borough

Crime by type

Other40%
Anti-social behaviour22%
Violence & sexual offences20%
Theft5%
Vehicle crime4%
Burglary4%
Drug offences3%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Twickenham Fire Station · 1.6km

Crime is 19% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£625,000

Median sale price

Above London median by 20%

£625,000 is 20% above the London median (£520,000)

-18.6%

This year

Terraced

Dominant type

Price history

5-year change
-30.6%
Sales (24 months)5
New build0.0%
Avg semi-detached£729,000
Avg terraced£619,500
Price per m²£7,267/m²
Price per ft²£675/ft²
Avg floor area87.3 m²

EPC breakdown

C
6%
D
13%
E
4%
F
1%

Based on 24 properties · Confidence: medium

Street mix

Semi 29%Terraced 69%Detached 2%

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

Stamp duty

Standard buyer£18,750
First-time buyerFTB
£10,000
Additional propertyBTL/2nd
£37,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

13.4×

Price-to-income

£3,127/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£218,250
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, 100 mm loft insulation
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

1995–2026 · CAGR

+5%

Total change

+352%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.6%

per year

Acceleration

-13.86

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 55 sales

Property Type Mix

Total: 55 sales

Detached1.8%
Semi-detached29.1%
Terraced69.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£117k£250k+113.6%2.7
Post-dot-com plateau2001–2004£193k£317k+64.7%2.5
Pre-crash peak2005–2007£382k£465k+21.7%3
GFC & correction2008–2012£513k£500k-2.4%1.2
Help-to-Buy recovery2013–2016£352k£725k+106%1.3
Brexit uncertainty2018–2019£864k£715k-17.2%1
Pandemic surge2020–2021£685k£900k+31.4%2
Rate-rise correction2022–2023£770k£682k-11.4%1.5
Current market2025–2026£650k£529k-18.6%2.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+0% α
Local
30.5%
District
30.5%
Terraced+0% α
Local
7%
District
7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

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

33

Walkability score

38

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge69 min ↑
Victoria65 min ↑
Waterloo ★60 min
Canary Wharf79 min ↑
City67 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

18

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)80
Nearest car park165m
Santander docks (800m)0
Nearest cycle dock8.0 km

Nearby car parks

🅿️
Teddington Pools Car Park· yes
245m

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: 15.0 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 13%
More green space than 83% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 1.7 km

Energy

Solar: 854 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

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 yield853.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CROSS DEEP SURGERY

CROSS DEEP SURG & MED CTR, 4 CROSS DEEP, TW1 4QP

26 min walk

94%

Recommend GP

94%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTeddington Memorial Hospital · 808 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

350

Parks (1km)

14

Restaurants (800m)

13

Cafes (800m)

5

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

27

Sports (1km)

0

Convenience

Nearest supermarketTesco Express · 1.3 km
19 tennis courts4 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby cafes

Islay121 m
Starbucks132 m
Organically156 m
The Coffee Mill156 m

Nearby restaurants

Zaika128 m
Charm128 m
China Garden153 m
Shambles Restaurant166 m

Nearby pubs

The Builders Arms67 m
One One Four163 m
The Castle Bar179 m
The King's Head187 m

Nearby gyms

Teddington Pools and Fitness Centre283 m
Teddington Lawn Tennis Club360 m
F45 Training431 m
Pavillion 1510 m
Food hygiene (5-star)75% 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

43

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
Gross yield
3.2% (average)London avg: 3.8%Below average yield — bottom 58%
Gentrification score17/100
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

54.8

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,724m
Crossrail 2 route8,582m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,498 nationally

1,796

Est. population

8,006/km²

66%

Employed

67%

Degree educated

£46,500

Median income

1.3%

Claimant rate

Inner cityHigh densityYoung professionals

49

Community stability

Age profile

20%
17%
24%
24%
15%
Under 1820%
18–3417%
35–4924%
50–6424%
65+15%

Tenure

33%
35%
28%
Own outright33%
Own (mortgage)35%
Private rent28%
Social rent2%
Shared ownership1%

Ethnicity

74%
15%
White British74%
White Other15%
Asian4%
Black1%
Mixed5%
Other1%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine8%
No car household27%
Unemployed3%
No qualifications6%

Housing tenure (Census 2021)

Private rent29%
Social rent2%

vs. London

Income vs London+10.7%
Price vs London+20.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
19
Live planning apps (800m)
34
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
26
Planning apps (3 years)
27
Local approval rate
62%
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)
7
Largest scheme
125 homes · TEDDINGTON WHARF, 28, TEDDINGTON WHARF, 28, TWICKENHAM ROAD, TW11
Pipeline pressure
NONE

Named schemes (500m)

'ROSEBANK', 'ROSEBANK', FAIRFAX ROAD, TW1140 homes
completed
ST MARY'S HOSP. ATHLETIC GRD., ADJACENT, 25, ST MARY'S HOSP. ATHLETIC GRD., ADJACENT, 25, UDNEY PARK ROAD, TW1138 homes
completed
29-41, 29-41, HIGH STREET, TW11 8ET35 homes
completed
MEADOWVIEW AND, 20, MEADOWVIEW AND, 20, CROMWELL ROAD, TW11 9EN13 homes
completed
Royal Oak, 172, Royal Oak, 172, High Street, Teddington, TW11 8HU12 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£625,000)

£18,750

Standard buyer

£10,000

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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Compare Richmond upon Thames with nearby boroughs:

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Key facts for TW11 9AR

Full postcodeTW11 9AR
Postcode districtTW11
BoroughLondon Borough of Richmond upon Thames
WardTeddington
Latitude51.425980
Longitude-0.329487
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