Hampton Wick & South Teddington · Richmond upon Thames · Twickenham constituency · 51.42625, -0.31785

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

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

The family fortress

 

Schools 100%Safety 86/100Transport 14/100~2% 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
60
Safety
86
Schools
90
Transport
14
Environment
66
Investment
28

The bottom line

TW11 9NP 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 9NP

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 9NP

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How TW11 9NP 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 · 9 min walk

KS2: 107.7

★★

Secondary

Teddington School

Good · Inspected Nov 2021 · 7 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

4 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 · 869m

Crime is 49% 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£14,174/m²
Price per ft²£1,317/ft²
Avg floor area59.5 m²

EPC breakdown

C
5%
D
6%
E
1%
F
3%
G
1%

Based on 16 properties · Confidence: medium

Street mix

Flat 100%

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£148,750
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, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (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

1995–2026 · CAGR

+8.4%

Total change

+1135%

Market Activity

Price Velocity & Acceleration

Current Velocity

+196.4%

per year

Acceleration

+227.35

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £400k–£450k · 19 sales

Property Type Mix

Total: 19 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£66k£140k+112.1%1.3
Post-dot-com plateau2001–2004£135k£400k+197.4%1.2
GFC & correction2008–2008£230k£230k+0%1
Help-to-Buy recovery2014–2014£320k£320k+0%1
Brexit uncertainty2018–2018£370k£370k+0%2
Rate-rise correction2022–2023£399k£275k-31%2.5
Current market2026–2026£815k£815k+0%1

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 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
53 min walk
Hounslow East Underground StationPiccadilly
73 min walk
Hounslow Central Underground StationPiccadilly
76 min walk
No bus stops within 400m

21

Walkability score

43

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 park487m
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 waterLOW
Low
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 AONB32% green spaceTree canopy: 31%
More green space than 87% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 2.1 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

15 min walk

81%

Recommend GP

81%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalCassel Hospital · 919 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

192

Parks (1km)

2

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

21

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Anglers (460 m)

Nearest supermarketTesco Express · 1.2 km
18 tennis courts1 swimming pools2 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 Mart1.2 km

Nearby cafes

Flying Cloud534 m
L'Amandine569 m
Cafe Verde578 m
Cafe592 m

Nearby restaurants

Haweli of Teddington345 m
Teddington Fish Bar558 m
Teddington Tandoori606 m
Côte Brasserie625 m

Nearby pubs

The Anglers460 m
The Tide End Cottage493 m
One One Four729 m
The King's Head757 m

Nearby gyms

Pavillion 1404 m
YMCA Hawker Centre598 m
Teddington Watersports Centre: Mainland site704 m
Teddington Watersports Centre: Island site704 m

Nearby pharmacies

Ham Village Pharmacy1.1 km

Nearby health

Ethos Skin & Laser551 m
Ham Dental Practice836 m
Cassel Hospital919 m
Food hygiene (5-star)73% of 11

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

28

Investment score

Weak

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

Low gross yield (2.5%) 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
2.5% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score21/100
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

50.4

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,988m
Crossrail 2 route7,777m

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)
2
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
26
Local approval rate
55%
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
Garages Site A, Garages Site A, Bucklands Road, Teddington, TW115 homes
completed
159-161, 159-161, Kingston Road, TW114 homes
completed
84, 84, King Edwards Grove, TW11 9LX2 homes
completed
58, 58, Munster Road, Teddington, TW11 9LL2 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 9NP

Full postcodeTW11 9NP
Postcode districtTW11
BoroughLondon Borough of Richmond upon Thames
WardHampton Wick & South Teddington
Latitude51.426245
Longitude-0.317855
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