Hampton Wick & South Teddington · Richmond upon Thames · Twickenham constituency · 51.42231, -0.32866

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

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 30/100~5% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
70
Safety
80
Schools
90
Transport
30
Environment
86
Investment
52

The bottom line

TW11 9BT 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: 60 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 9BT 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 9BT meets your needs.

Location

TW11 9BT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+5.7% vs London avg
vs London crime-49.0% vs London avg

Deep-dive guides for TW11 9BT

🛡️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 9BT with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How TW11 9BT 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 · 3 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 · 53 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

33.0 incidents per 1,000 residents

Better than 77% of London
↑ Rising 1080.0%

from a low base — still below London average

-38% vs borough

Crime by type

Other36%
Anti-social behaviour20%
Violence & sexual offences20%
Robbery8%
Burglary8%
Theft3%
Vehicle crime3%
Drug offences0%

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 · 1.9km

Crime is 49% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£6,131/m²
Price per ft²£570/ft²
Avg floor area70.3 m²

EPC breakdown

C
22%
D
15%

Based on 37 properties · Confidence: high

Street mix

Terraced 1%Detached 1%Flat 98%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£175,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
Roof(another dwelling above)
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

1995–2025 · CAGR

+6.9%

Total change

+632%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.6%

per year

Acceleration

+55.65

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 90 sales

Property Type Mix

Total: 90 sales

Detached1.1%
Terraced1.1%
Flat/maisonette97.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£57k£145k+154.4%4.3
Post-dot-com plateau2001–2004£162k£183k+13.3%4
Pre-crash peak2005–2007£182k£248k+36.5%4.7
GFC & correction2008–2012£195k£278k+42.3%2.4
Help-to-Buy recovery2013–2016£260k£350k+34.6%2
Brexit uncertainty2017–2019£383k£338k-11.8%2
Pandemic surge2020–2021£427k£370k-13.4%2
Rate-rise correction2022–2023£340k£960k+182.4%1
Current market2024–2025£420k£418k-0.6%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.9%
District
6.9%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing8
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
61 min walk
Richmond Underground StationDistrict
62 min walk
Hounslow East Underground StationPiccadilly
75 min walk
Hounslow Central Underground StationPiccadilly
76 min walk
No bus stops within 400m

23

Walkability score

20

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

14

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)80
Nearest car park398m
Santander docks (800m)0
Nearest cycle dock8.1 km

Nearby car parks

🅿️
Teddington Pools Car Park· yes
642m

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: 49%
More green space than 99% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 1.3 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

16 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 · 944 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

331

Parks (1km)

11

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

27

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Railway (334 m)

Nearest supermarketTesco Express · 1.7 km
18 tennis courts4 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.7km

Post office

Nearby cafes

Puccino's367 m
Islay533 m
Starbucks542 m
The Fallow Deer553 m

Nearby restaurants

Charm539 m
Zaika540 m
China Garden546 m
La Pesca550 m

Nearby pubs

The Railway334 m
The Builders Arms429 m
The Adelaide441 m
The Park Café-Bar-Restaurant522 m

Nearby gyms

Bushy Park Sports Club610 m
F45 Training642 m
Teddington Pools and Fitness Centre684 m
Pavillion 1751 m

Nearby health

Ethos Skin & Laser650 m
Food hygiene (5-star)75% of 47

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

52

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
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score24/100
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

63.8

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,856m
Crossrail 2 route8,510m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,057 nationally

1,790

Est. population

7,190/km²

66%

Employed

64%

Degree educated

£44,400

Median income

2.5%

Claimant rate

SuburbanHigh densityOwner occupiers / families

49

Community stability

Age profile

25%
16%
24%
22%
13%
Under 1825%
18–3416%
35–4924%
50–6422%
65+13%

Tenure

30%
34%
26%
Own outright30%
Own (mortgage)34%
Private rent26%
Social rent11%

Ethnicity

69%
15%
White British69%
White Other15%
Asian6%
Black1%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine9%
No car household22%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent26%
Social rent11%

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)
29
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
20
Local approval rate
56%
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
MEADOWVIEW AND, 20, MEADOWVIEW AND, 20, CROMWELL ROAD, TW11 9EN13 homes
completed
Land Rear Of 20-22A, Land Rear Of 20-22A, Cromwell Road, TW119 homes
completed
Garages Rear 0f 43, Garages Rear 0f 43, Clarence Road, TW114 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

Live in TW11 9BT? 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 9BT.
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 9BT

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

No spam. Unsubscribe anytime.

Key facts for TW11 9BT

Full postcodeTW11 9BT
Postcode districtTW11
BoroughLondon Borough of Richmond upon Thames
WardHampton Wick & South Teddington
Latitude51.422308
Longitude-0.328657
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