Hampton Wick & South Teddington · Richmond upon Thames · Twickenham constituency · 51.42594, -0.32768

TW11 9BF— Hampton Wick & South Teddington, Richmond upon Thames

Location and area intelligence for TW11 9BF, Hampton Wick & South Teddington, Richmond upon Thames

The family fortress

 

Schools 100%Safety 86/100Transport 30/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
66
Safety
86
Schools
90
Transport
30
Environment
66
Investment
33

The bottom line

TW11 9BF offers exceptional schools (100% Good/Outstanding) and low crime — 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 9BF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+5.7% vs London avg
vs London crime-47.0% vs London avg

Deep-dive guides for TW11 9BF

🛡️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 9BF 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 · 14 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 · 57 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

34.8 incidents per 1,000 residents

Better than 75% of London
→ Stable

-34% vs borough

Crime by type

Other35%
Violence & sexual offences29%
Anti-social behaviour13%
Vehicle crime13%
Drug offences8%
Robbery2%
Theft0%
Burglary0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kingston Fire Station · 1.5km

Crime is 47% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£8,667/m²
Price per ft²£805/ft²
Avg floor area73.4 m²

EPC breakdown

B
4%
C
42%
D
2%

Based on 48 properties · Confidence: high

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£183,500
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+3.9%

Total change

+202%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.0%

per year

Acceleration

-21.41

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £350k–£400k · 133 sales

Property Type Mix

Total: 133 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£215k£280k+30.2%11
Post-dot-com plateau2001–2004£318k£325k+2.3%3.3
Pre-crash peak2005–2007£360k£383k+6.2%6.7
GFC & correction2008–2012£415k£430k+3.6%4.8
Help-to-Buy recovery2013–2016£395k£625k+58.2%3.8
Brexit uncertainty2017–2019£618k£585k-5.3%3.7
Pandemic surge2020–2021£618k£700k+13.4%3.5
Rate-rise correction2022–2023£623k£706k+13.5%3
Current market2026–2026£650k£650k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.2%
District
5.2%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing1
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Teddington→ Waterloo· 6 tph
38 min

Nearby stations

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

31

Walkability score

24

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

16

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)80
Nearest car park182m
Santander docks (800m)0
Nearest cycle dock7.9 km

Nearby car parks

🅿️
Teddington Pools Car Park· yes
336m

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: 14.9 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 70%
More green space than 88% 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

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

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalTeddington Memorial Hospital · 934 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

313

Parks (1km)

14

Restaurants (800m)

12

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

19

Sports (1km)

0

Convenience

Nearest supermarketTesco Express · 1.3 km
10 tennis courts5 swimming pools2 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)

1.3km

Post office

Nearby cafes

The Fallow Deer148 m
Girasole156 m
Organically197 m
Islay199 m

Nearby restaurants

La Pesca147 m
Ruba148 m
Piazza Firenze150 m
China Garden154 m

Nearby pubs

One One Four147 m
The King's Head190 m
The Builders Arms193 m
The Castle Bar262 m

Nearby gyms

Teddington Pools and Fitness Centre364 m
Pavillion 1404 m
Teddington Lawn Tennis Club441 m
F45 Training557 m

Nearby health

Ethos Skin & Laser764 m
Food hygiene (5-star)75% of 52

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

33

Investment score

Weak

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
3.1% (average)London avg: 3.8%Below average yield — bottom 61%
Gentrification score23/100
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

51

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,614m
Crossrail 2 route8,456m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,340 nationally

1,381

Est. population

7,248/km²

54%

Employed

55%

Degree educated

£44,400

Median income

3.5%

Claimant rate

SuburbanHigh densityEstablished mixed

52

Community stability

Age profile

25%
19%
23%
20%
Under 1825%
18–3413%
35–4919%
50–6423%
65+20%

Tenure

30%
28%
29%
Own outright30%
Own (mortgage)28%
Private rent12%
Social rent29%
Shared ownership1%
Rent free1%

Ethnicity

73%
13%
White British73%
White Other13%
Asian6%
Black3%
Mixed4%
Other1%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine13%
No car household32%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Social rent29%
Private rent12%

vs. London

Income vs London+5.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
15
Live planning apps (800m)
34
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
21
Planning apps (3 years)
26
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
0
Under construction
0
Completed (3yr)
7
Largest scheme
238 homes · Teddington Studios, Teddington Studios, Broom Road, Teddington, TW11
Pipeline pressure
NONE

Named schemes (500m)

ST. ALBANS CHURCH SITE, ST. ALBANS CHURCH SITE, FERRY ROAD, TW11 9HX44 homes
completed
'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
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
20.7%
Ward turnout
51%
Election year
2026
MP
Munira Wilson (Liberal Democrat)
MP majority
21,457
Constituency
Twickenham

Councillors

Jim MillardLib Dems
Liz TidharLib Dems
Helen BaxterLib Dems

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Compare Richmond upon Thames with nearby boroughs:

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Key facts for TW11 9BF

Full postcodeTW11 9BF
Postcode districtTW11
BoroughLondon Borough of Richmond upon Thames
WardHampton Wick & South Teddington
Latitude51.425936
Longitude-0.327676
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