Hampton Wick & South Teddington · Richmond upon Thames · Twickenham constituency · 51.42333, -0.31901

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

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

The family fortress

 

Schools 100%Safety 86/100Transport 18/100~1% 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
57
Safety
86
Schools
90
Transport
18
Environment
68
Investment
24

The bottom line

TW11 9LU 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 9LU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for TW11 9LU

🛡️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 9LU 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 · 5 min walk

KS2: 107.7

★★

Secondary

Teddington School

Good · Inspected Nov 2021 · 6 min walk

P8: +0.26A8: 54.2

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 51 min walk

4 primaries · 1 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 · 1.1km

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£11,305/m²
Price per ft²£1,050/ft²
Avg floor area193.4 m²

EPC breakdown

D
7%
E
1%

Based on 8 properties · Confidence: low

Street mix

Semi 71%Terraced 6%Detached 24%

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£483,500
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)
RoofRoof room(s), insulated (assumed)
Heating fuelmains gas (not community)
GlazingPartial double glazing
Council tax band Band DAnnual charge £2,178
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.5%

Total change

+715%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.3%

per year

Acceleration

+7.04

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £400k–£450k · 17 sales

Property Type Mix

Total: 17 sales

Detached23.5%
Semi-detached70.6%
Terraced5.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£270k£438k+62%1.7
Post-dot-com plateau2003–2004£550k£725k+31.8%1
Pre-crash peak2006–2007£900k£985k+9.5%1
GFC & correction2011–2012£880k£1.47m+67%1.5
Brexit uncertainty2017–2017£1.70m£1.70m+0%2
Rate-rise correction2023–2023£1.88m£1.88m+0%2
Current market2025–2025£2.20m£2.20m+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.5%
District
6.5%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
14 min walk
Richmond (London) Rail StationSouth Western Railway · Mildmay
57 min walk
Richmond Underground StationDistrict
58 min walk
Hounslow East Underground StationPiccadilly
77 min walk
Hounslow Central Underground StationPiccadilly
78 min walk
No bus stops within 400m

20

Walkability score

37

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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park270m
Santander docks (800m)0
Nearest cycle dock7.5 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: 14.6 km away✗ Not Green Belt✗ Not AONB40% green spaceTree canopy: 70%
More green space than 92% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 1.8 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

12 min walk

81%

Recommend GP

81%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

7

Care homes (1km)

Nearest hospitalCassel Hospital · 1.2 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

148

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

21

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Lion (611 m)

Nearest supermarketTesco Express · 1.5 km
17 tennis courts3 swimming pools1 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)

1.2km

Post office

Nearby cafes

L'Amandine237 m
Cafe Verde247 m
Girasole732 m
The Fallow Deer756 m

Nearby restaurants

Haweli of Teddington165 m
Teddington Fish Bar225 m
Teddington Tandoori687 m
Côte Brasserie701 m

Nearby pubs

The Lion611 m
The Anglers699 m
The Tide End Cottage722 m
One One Four773 m

Nearby gyms

Pavillion 1588 m
Teddington Watersports Centre: Mainland site714 m
Teddington Watersports Centre: Island site740 m
YMCA Hawker Centre781 m

Nearby health

Ethos Skin & Laser218 m
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

24

Investment score

Weak

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

Low gross yield (0.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,664London avg: £1,950/mo
Gross yield
0.9% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score17/100
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

31.7

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,210m
Crossrail 2 route7,842m

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
Yes
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
29
Local approval rate
46%
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)
2
Largest scheme
238 homes · Teddington Studios, Teddington Studios, Broom Road, Teddington, TW11
Pipeline pressure
NONE

Named schemes (500m)

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
218, 220, Kingston Road8 homes
completed
210, Kingston Road, TW11 9JF7 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 9LU

Full postcodeTW11 9LU
Postcode districtTW11
BoroughLondon Borough of Richmond upon Thames
WardHampton Wick & South Teddington
Latitude51.423330
Longitude-0.319012
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