Hampton Wick & South Teddington · Richmond upon Thames · Twickenham constituency · 51.41813, -0.31871

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

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

The family fortress

 

Schools 100%Safety 79/100Transport 37/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
64
Safety
79
Schools
90
Transport
37
Environment
86
Investment
34

The bottom line

TW11 9DN offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 51 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

TW11 9DN

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+5.7% vs London avg
vs London crime-44.0% vs London avg

Deep-dive guides for TW11 9DN

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

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“The family fortress”

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How TW11 9DN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Sacred Heart Catholic Primary School

Not yet inspected · 4 min walk

KS2: 107.7

★★

Secondary

Teddington School

Good · Inspected Nov 2021 · 8 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 · 44 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

36.4 incidents per 1,000 residents

Better than 74% of London
↑ Rising 186.2%

from a low base — still below London average

-31% vs borough

Crime by type

Violence & sexual offences37%
Other25%
Anti-social behaviour23%
Vehicle crime7%
Drug offences4%
Burglary4%
Theft0%
Robbery0%

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 44% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£8,436/m²
Price per ft²£784/ft²
Avg floor area112.5 m²

EPC breakdown

C
9%
D
8%
E
1%
F
1%

Based on 19 properties · Confidence: medium

Street mix

Semi 2%Terraced 95%Other 4%

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£281,250
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, no insulation (assumed)
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

1996–2026 · CAGR

+8.7%

Total change

+1120%

Market Activity

Price Velocity & Acceleration

Current Velocity

+84.3%

per year

Acceleration

+106.50

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 53 sales

Property Type Mix

Total: 53 sales

Semi-detached1.9%
Terraced98.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£105k£187k+78.9%4
Post-dot-com plateau2001–2004£245k£325k+32.6%2.8
Pre-crash peak2005–2006£325k£450k+38.5%3
GFC & correction2009–2011£307k£395k+28.9%2.7
Help-to-Buy recovery2013–2015£763k£750k-1.7%1.7
Brexit uncertainty2017–2018£950k£778k-18.1%1
Pandemic surge2020–2021£940k£1.04m+10.2%1.5
Rate-rise correction2022–2022£1.29m£1.29m+0%3
Current market2024–2026£890k£1.27m+43.3%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
10.2%
District
10.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing8
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Hampton Wick→ Waterloo· 6 tph
37 min

Nearby stations

Hampton WickNational Rail
7 min walk
Richmond (London) Rail StationSouth Western Railway · Mildmay
64 min walk
Richmond Underground StationDistrict
65 min walk
Hounslow East Underground StationPiccadilly
83 min walk
Hounslow Central Underground StationPiccadilly
85 min walk
No bus stops within 400m

23

Walkability score

60

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria56 min ↑
Waterloo ★51 min
Canary Wharf70 min ↑
City59 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park634m
Santander docks (800m)0
Nearest cycle dock7.7 km

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 AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 1.4 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

6 min walk

81%

Recommend GP

81%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

7

Care homes (1km)

Nearest hospitalCassel Hospital · 1.7 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

103

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

12

Sports (1km)

0

Convenience

Nearest supermarketLongdan · 1.1 km
9 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

743m

Post office

Nearby cafes

Cafe Verde333 m
L'Amandine344 m
Hussars846 m
Pomegranate Bistro850 m

Nearby restaurants

Teddington Fish Bar358 m
Haweli of Teddington669 m
Hampton Wick Tandoori788 m
Little China808 m

Nearby pubs

The Lion42 m
The Foresters Arms764 m
The Swan824 m
White Hart861 m

Nearby gyms

Hampton Wick Royal Cricket Club685 m
Pavillion 11.1 km

Nearby health

Ethos Skin & Laser367 m
Food hygiene (5-star)69% of 13

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

34

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.2%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,664London avg: £1,950/mo
Gross yield
2.2% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score18/100
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

49.9

Price growth score

C
High

Development pressure

High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,471m
Crossrail 2 route7,826m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,188 nationally

2,282

Est. population

11,026/km²

62%

Employed

59%

Degree educated

£44,400

Median income

3.2%

Claimant rate

Inner cityHigh densityYoung professionals

44

Community stability

Age profile

22%
18%
26%
18%
16%
Under 1822%
18–3418%
35–4926%
50–6418%
65+16%

Tenure

24%
28%
27%
19%
Own outright24%
Own (mortgage)28%
Private rent27%
Social rent19%
Shared ownership2%
Rent free0%

Ethnicity

66%
16%
White British66%
White Other16%
Asian8%
Black3%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine14%
No car household30%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent27%
Social rent19%

vs. London

Income vs London+5.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
9
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
4
Under construction
0
Completed (3yr)
0
Largest scheme
198 homes · Former Seeboard Site, Former Seeboard Site, Sandy Lane, TW11 0DS
Pipeline pressure
LOW

Named schemes (500m)

Former Seeboard Site, Former Seeboard Site, Sandy Lane, TW11 0DS198 homes
completed
TREMATON, TREMATON, BROOM ROAD, TW11 9PQ56 homes
completed
238-242, 238-242, KINGSTON ROAD, TW11 9JJ14 homes
completed
27, 27, ELMERS DRIVE, TW11 9JB11 homes
completed
The Maples, The Maples, Upper Teddington Road, KT110 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 9DN

Full postcodeTW11 9DN
Postcode districtTW11
BoroughLondon Borough of Richmond upon Thames
WardHampton Wick & South Teddington
Latitude51.418128
Longitude-0.318713
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