Hampton Wick & South Teddington · Richmond upon Thames · Twickenham constituency · 51.42321, -0.31483

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

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

The family fortress

 

Schools 100%Safety 86/100Transport 19/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
86
Schools
95
Transport
19
Environment
67
Investment
38

The bottom line

TW11 9LP offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 65 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

TW11 9LP

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 9LP

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How TW11 9LP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Hampton Wick Infant and Nursery School

Outstanding · Inspected Oct 2023 · 8 min walk

★★

Secondary

Teddington School

Good · Inspected Nov 2021 · 2 min walk

P8: +0.26A8: 54.2

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 49 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

32.9 incidents per 1,000 residents

Better than 77% of London
→ Stable

-38% vs borough

Crime by type

Other33%
Violence & sexual offences20%
Vehicle crime19%
Anti-social behaviour17%
Burglary9%
Drug offences2%
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 · 906m

Crime is 49% 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£7,489/m²
Price per ft²£696/ft²
Avg floor area68.9 m²

EPC breakdown

D
6%
E
3%

Based on 9 properties · Confidence: low

Street mix

Terraced 8%Flat 92%

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£172,250
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, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £3,146
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+5.8%

Total change

+360%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.3%

per year

Acceleration

+40.28

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £250k–£300k · 26 sales

Property Type Mix

Total: 26 sales

Terraced7.7%
Flat/maisonette92.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£113k£162k+44%1
Post-dot-com plateau2001–2002£165k£199k+20.6%2.5
Pre-crash peak2005–2007£213k£290k+36.5%1.7
GFC & correction2010–2012£290k£295k+1.7%1
Help-to-Buy recovery2014–2016£356k£420k+18%1.5
Brexit uncertainty2017–2019£395k£410k+3.7%1
Pandemic surge2020–2020£440k£440k+0%1
Rate-rise correction2022–2023£516k£423k-18%1.5
Current market2025–2025£518k£518k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
3.7%
District
3.7%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Hampton Wick→ Waterloo· 6 tph
37 min

Nearby stations

Hampton WickNational Rail
12 min walk
Richmond (London) Rail StationSouth Western Railway · Mildmay
57 min walk
Richmond Underground StationDistrict
57 min walk
Hounslow East Underground StationPiccadilly
78 min walk
Kew Gardens Underground StationDistrict
79 min walk
No bus stops within 400m

17

Walkability score

29

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge74 min ↑
Victoria70 min ↑
Waterloo ★65 min
Canary Wharf84 min ↑
City70 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park399m
Santander docks (800m)0
Nearest cycle dock7.3 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: 14.3 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 28%
More green space than 90% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 1.9 km

Energy

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

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

11 min walk

81%

Recommend GP

81%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

7

Care homes (1km)

Nearest hospitalCassel Hospital · 1.1 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

112

Parks (1km)

2

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

23

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Lion (642 m)

Nearest supermarketLongdan · 1.4 km
19 tennis courts1 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)

1

Cinemas (2km)

1.1km

Post office

Nearby cafes

L'Amandine379 m
Cafe Verde380 m
Cafe563 m
Canbury Secret918 m

Nearby restaurants

Teddington Fish Bar379 m
Haweli of Teddington449 m
Saqui1.0 km
Great Fish & Chips1.0 km

Nearby pubs

The Lion642 m
Boaters Inn813 m
The Anglers854 m
The Tide End Cottage885 m

Nearby gyms

Teddington Watersports Centre: Mainland site424 m
Teddington Watersports Centre: Island site453 m
YMCA Hawker Centre560 m
Leander (Kingston) Sea Scout Group647 m

Nearby health

Ethos Skin & Laser379 m
Ham Dental Practice960 m
Cassel Hospital1.1 km
Food hygiene (5-star)71% of 14

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

38

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score21/100
Sales last 12 months2

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

17/100

Velocity score

Future outlook

52.1

Price growth score

C
High

Development pressure

High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,960m
Crossrail 2 route7,551m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,157 nationally

1,644

Est. population

7,697/km²

63%

Employed

70%

Degree educated

£44,400

Median income

1.2%

Claimant rate

SuburbanHigh densityOwner occupiers / families

59

Community stability

Age profile

28%
22%
25%
15%
Under 1828%
18–3411%
35–4922%
50–6425%
65+15%

Tenure

36%
47%
14%
Own outright36%
Own (mortgage)47%
Private rent14%
Social rent3%
Shared ownership1%

Ethnicity

77%
White British77%
White Other10%
Asian6%
Black1%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine5%
No car household12%
Unemployed3%
No qualifications5%

Housing tenure (Census 2021)

Private rent14%
Social rent3%

vs. London

Income vs London+5.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
25
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
22
Local approval rate
50%
Borough approval rate
65%
Historic landfill (400m)
1
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)
2
Largest scheme
188 homes · Land At Trematon Place, 42-56, Land At Trematon Place, 42-56, Holmesdale Road, Normansfield Avenue & Kingston Road, TW11 9JH
Pipeline pressure
LOW

Named schemes (500m)

Land At Trematon Place, 42-56, Land At Trematon Place, 42-56, Holmesdale Road, Normansfield Avenue & Kingston Road, TW11 9JH188 homes
completed
Former Normansfield Hospital, Former Normansfield Hospital, Kingston Road, Teddington, TW11 9JH89 homes
completed
TREMATON, TREMATON, BROOM ROAD, TW11 9PQ12 homes
completed
BUCKLANDS ROAD, TW11 9QS12 homes
completed
Garages Site A, Garages Site A, Bucklands Road, Teddington, TW115 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 9LP

Full postcodeTW11 9LP
Postcode districtTW11
BoroughLondon Borough of Richmond upon Thames
WardHampton Wick & South Teddington
Latitude51.423207
Longitude-0.314831
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