Hampton Wick & South Teddington · Richmond upon Thames · Twickenham constituency · 51.42622, -0.31922

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

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

The family fortress

 

Schools 100%Safety 86/100Transport 13/100Yield 3.79%

Best for: Families, Owner-occupiers

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

Liveability
60
Safety
86
Schools
90
Transport
13
Environment
69
Investment
40

The bottom line

TW11 9NL offers exceptional schools (100% Good/Outstanding) and low crime at £527,500 median — 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 9NL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+1.4% vs London avg
vs London income+5.7% vs London avg
vs London crime-49.0% vs London avg

Deep-dive guides for TW11 9NL

🛡️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📈 Up & Coming🔒 Very Safe

“The family fortress”

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How TW11 9NL 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 · 8 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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 54 min walk

3 primaries · 1 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 · 958m

Crime is 49% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£527,500

Median sale price

Above London median by 1%

£527,500 is 1% above the London median (£520,000)

-64.5%

This year

Flat

Dominant type

Price history

5-year change
+78.8%
Sales (24 months)6
New build0.0%
Avg flat£527,500
Price per m²£7,148/m²
Price per ft²£664/ft²
Avg floor area78.5 m²

EPC breakdown

B
11%
C
50%
D
7%

Based on 68 properties · Confidence: high

Street mix

Flat 98%Other 2%

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

Stamp duty

Standard buyer£13,875
First-time buyerFTB
£5,125
Additional propertyBTL/2nd
£29,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

11.9×

Price-to-income

£2,639/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£196,250
Rebuild cost per m²£2,500/m²

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

Construction era2007
WallsSystem built, as built, insulated (assumed)
Roof(other premises above)
Heating fuelGas: mains gas
GlazingFully double glazed
Council tax band Band FAnnual charge £3,146
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2011–2025 · CAGR

+1.2%

Total change

+19%

Market Activity

Price Velocity & Acceleration

Current Velocity

-55.3%

per year

Acceleration

-100.30

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £450k–£500k · 88 sales

Property Type Mix

Total: 88 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2011–2012£358k£450k+25.9%6.5
Help-to-Buy recovery2013–2016£315k£255k-19%9.8
Brexit uncertainty2018–2019£410k£271k-33.9%3.5
Pandemic surge2020–2021£599k£295k-50.7%5.5
Rate-rise correction2022–2023£935k£655k-29.9%6
Current market2024–2025£950k£425k-55.3%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
1.2%
District
1.2%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
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
Hampton Wick→ Waterloo· 6 tph
37 min

Nearby stations

Hampton WickNational Rail
17 min walk
Richmond (London) Rail StationSouth Western Railway · Mildmay
53 min walk
Richmond Underground StationDistrict
54 min walk
Hounslow East Underground StationPiccadilly
73 min walk
Hounslow Central Underground StationPiccadilly
75 min walk
No bus stops within 400m

22

Walkability score

41

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

12

Car parks (800m)

0

EV chargers (800m)

Nearest car park422m
Santander docks (800m)0
Nearest cycle dock7.4 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: 14.4 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 22%
More green space than 93% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 2.0 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

16 min walk

81%

Recommend GP

81%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

5

Care homes (1km)

Nearest hospitalCassel Hospital · 987 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

194

Parks (1km)

2

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

19

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Anglers (403 m)

Nearest supermarketTesco Express · 1.2 km
17 tennis courts1 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)

1.1km

Post office

Nearby shops

Wine Mart1.1 km

Nearby cafes

Flying Cloud482 m
L'Amandine558 m
Cafe Verde568 m
Girasole581 m

Nearby restaurants

Haweli of Teddington288 m
Teddington Tandoori514 m
Côte Brasserie534 m
Teddington Fish Bar546 m

Nearby pubs

The Anglers403 m
The Tide End Cottage432 m
One One Four636 m
The King's Head664 m

Nearby gyms

Pavillion 1326 m
YMCA Hawker Centre693 m
Teddington Watersports Centre: Mainland site789 m

Nearby pharmacies

Ham Village Pharmacy1.1 km

Nearby health

Ethos Skin & Laser537 m
Food hygiene (5-star)77% 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

40

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score45/100
Sales last 12 months4

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

33/100

Velocity score

Future outlook

71.1

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,074m
Crossrail 2 route7,872m

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%
Price vs London+1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
26
Local approval rate
64%
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)

Teddington Studios, Teddington Studios, Broom Road, Teddington, TW11238 homes
completed
159-161, 159-161, Kingston Road, TW114 homes
completed
207, 207, Kingston Road, Teddington, TW11 9JN3 homes
completed
58, 58, Munster Road, Teddington, TW11 9LL2 homes
completed
84, 84, King Edwards Grove, TW11 9LX2 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£527,500)

£13,875

Standard buyer

£5,125

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Richmond upon Thames with nearby boroughs:

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Key facts for TW11 9NL

Full postcodeTW11 9NL
Postcode districtTW11
BoroughLondon Borough of Richmond upon Thames
WardHampton Wick & South Teddington
Latitude51.426220
Longitude-0.319222
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