Teddington · Richmond upon Thames · Twickenham constituency · 51.42401, -0.33023

TW11 9AY— Teddington, Richmond upon Thames

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

The family fortress

 

Top 5% LondonSchools 100%Safety 83/100Transport 42/100

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
76
Safety
83
Schools
90
Transport
42
Environment
86
Investment
64

The bottom line

TW11 9AY offers exceptional schools (100% Good/Outstanding), low crime and a green environment — 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 9AY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for TW11 9AY

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

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Postcode Personality

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“The family fortress”

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How TW11 9AY 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 · 5 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 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 56 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Twickenham Fire Station · 1.7km

Crime is 19% below London average

Property

Prices, sales volume and market trends

Avg floor area186.6 m²

EPC breakdown

D
3%
E
5%
F
2%

Based on 10 properties · Confidence: medium

Street mix

Semi 37%Terraced 7%Detached 56%

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
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£466,500
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, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingPartial double glazing
Council tax band Band EAnnual charge £2,662
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+7.7%

Total change

+690%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.1%

per year

Acceleration

+23.06

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 27 sales

Property Type Mix

Total: 27 sales

Detached55.6%
Semi-detached37%
Terraced7.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£225k£875k+288.9%2.2
Post-dot-com plateau2002–2004£650k£649k-0.2%2.3
Pre-crash peak2005–2006£555k£1000k+80.2%1
GFC & correction2009–2012£845k£1.43m+69.2%1
Help-to-Buy recovery2013–2013£1.72m£1.72m+0%1
Pandemic surge2020–2021£1.88m£1.82m-3.1%1.5
Rate-rise correction2022–2023£1.60m£1.78m+11.1%1

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Detached+0% α
Local
8.4%
District
8.4%
Semi-detached+0% α
Local
45.1%
District
45.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
2 min walk
Richmond (London) Rail StationSouth Western Railway · Mildmay
60 min walk
Richmond Underground StationDistrict
60 min walk
Hounslow East Underground StationPiccadilly
72 min walk
Hounslow Central Underground StationPiccadilly
73 min walk
No bus stops within 400m

29

Walkability score

32

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)

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Parking & EV

Car parks, spaces and charging points

20

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)80
Nearest car park207m
Santander docks (800m)0
Nearest cycle dock8.1 km

Nearby car parks

🅿️
Teddington Pools Car Park· yes
430m

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: 15.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 1.5 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

HAMPTON WICK SURGERY

TUDOR HOUSE, 26 UPPER TEDDINGTON ROAD, KT1 4DY

19 min walk

81%

Recommend GP

81%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTeddington Memorial Hospital · 778 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

357

Parks (1km)

14

Restaurants (800m)

15

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

26

Sports (1km)

0

Convenience

Nearest supermarketTesco Express · 1.6 km
18 tennis courts3 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.5km

Post office

Nearby cafes

Puccino's173 m
Islay336 m
Starbucks341 m
Cafe Benedict372 m

Nearby restaurants

Zaika346 m
Charm350 m
China Garden376 m
Shambles Restaurant381 m

Nearby pubs

The Railway168 m
The Builders Arms222 m
The Adelaide305 m
The Park Café-Bar-Restaurant323 m

Nearby gyms

F45 Training442 m
Teddington Pools and Fitness Centre474 m
Teddington Lawn Tennis Club546 m
Bushy Park Sports Club619 m

Nearby health

Teddington Memorial Hospital778 m
Food hygiene (5-star)72% of 60

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

64

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 score27/100

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Future outlook

54

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,868m
Crossrail 2 route8,624m

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%

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)
23
Planning apps (3 years)
20
Local approval rate
65%
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
44 homes · ST. ALBANS CHURCH SITE, ST. ALBANS CHURCH SITE, FERRY ROAD, TW11 9HX
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
1, 1, Bridgeman Road, TW11 9AJ10 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 9AY

Full postcodeTW11 9AY
Postcode districtTW11
BoroughLondon Borough of Richmond upon Thames
WardTeddington
Latitude51.424012
Longitude-0.330235
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