Hampton Wick & South Teddington · Richmond upon Thames · Twickenham constituency · 51.41884, -0.30876

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

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

The family fortress

 

Schools 100%Safety 77/100Transport 33/100~2% 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
66
Safety
77
Schools
90
Transport
33
Environment
66
Investment
24

The bottom line

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

The catch: 50 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

TW11 9RS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+5.7% vs London avg
vs London crime-20.0% vs London avg

Deep-dive guides for TW11 9RS

🛡️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 9RS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St John the Baptist Church of England Junior School

Not yet inspected · 2 min walk

KS2: 103.1

★★

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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

52.0 incidents per 1,000 residents

Better than 61% of London
↑ Rising 1237.5%

-2% vs borough

Crime by type

Other33%
Violence & sexual offences24%
Anti-social behaviour22%
Burglary11%
Drug offences4%
Vehicle crime3%
Robbery2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kingston Fire Station · 1.2km

Crime is 20% 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£7,546/m²
Price per ft²£701/ft²
Avg floor area131.3 m²

EPC breakdown

C
10%
D
13%
E
4%
F
2%

Based on 29 properties · Confidence: medium

Street mix

Semi 2%Terraced 85%Flat 7%Other 7%

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£328,250
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,662
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.3%

Total change

+533%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.5%

per year

Acceleration

-25.67

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £150k–£175k · 43 sales

Property Type Mix

Total: 43 sales

Semi-detached2.3%
Terraced90.7%
Flat/maisonette7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£154k£360k+133.8%2
Post-dot-com plateau2001–2004£393k£430k+9.5%2.2
Pre-crash peak2005–2005£435k£435k+0%3
GFC & correction2008–2012£514k£645k+25.6%1.7
Help-to-Buy recovery2014–2015£715k£660k-7.7%1.5
Brexit uncertainty2017–2019£815k£825k+1.2%1.7
Pandemic surge2020–2021£950k£875k-7.9%2.5
Rate-rise correction2022–2022£1.04m£1.04m+0%2
Current market2025–2025£975k£975k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.4%
District
7.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

59out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing3
Trend Position75

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
7 min walk
Richmond (London) Rail StationMildmay · South Western Railway
62 min walk
Richmond Underground StationDistrict
62 min walk
Kew Gardens Underground StationDistrict
84 min walk
Kew Gardens Rail StationMildmay
84 min walk
No bus stops within 400m

26

Walkability score

53

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge59 min ↑
Victoria55 min ↑
Waterloo ★50 min
Canary Wharf69 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

6

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park480m
Santander docks (800m)0
Nearest cycle dock7.0 km

Nearby car parks

🅿️
Seven Kings Car Park
561m
🅿️
Thames Side· yes
603m
🅿️
Car Park A· yes
699m
🅿️
Canbury Place Car Park· yes
739m

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 AONB32% green spaceTree canopy: 10%
More green space than 87% 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): 4

Landslide susceptibility: Medium

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

6 min walk

81%

Recommend GP

81%

Overall GP experience

6

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCassel Hospital · 1.5 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

85

Parks (1km)

5

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

18

Sports (1km)

0

Convenience

Nearest supermarketLongdan · 769 m
9 tennis courts2 swimming pools6 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)

2

Cinemas (2km)

639m

Post office

Nearby shops

Bevan's Butchers518 m
Kingston Food Centre841 m
Sainsbury's Local861 m
TGJones898 m

Nearby cafes

Canbury Secret275 m
139 Coffee629 m
Hussars747 m
Pomegranate Bistro765 m

Nearby restaurants

Hawkers617 m
Fireaway674 m
Hampton Wick Tandoori676 m
TGI Fridays705 m

Nearby pubs

Boaters Inn212 m
The Queens Head515 m
The Oak592 m
The Lion672 m

Nearby gyms

The Albany Boathouse353 m
Albany Park Canoe & Sailing Centre477 m
Leander (Kingston) Sea Scout Group478 m
Teddington Watersports Centre: Mainland site517 m

Nearby pharmacies

Boots1.0 km

Nearby health

Kingston Health Centre596 m
Ethos Skin & Laser795 m
Kingston Dental Clinic892 m
Thames Street Dental902 m
Food hygiene (5-star)81% of 32

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 (2.0%) 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
2.0% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score20/100
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

50.3

Price growth score

C
High

Development pressure

High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,833m
Crossrail 2 route7,131m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,138 nationally

2,058

Est. population

5,752/km²

57%

Employed

62%

Degree educated

£44,400

Median income

2.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

51

Community stability

Age profile

23%
21%
24%
21%
Under 1823%
18–3411%
35–4921%
50–6424%
65+21%

Tenure

39%
30%
22%
Own outright39%
Own (mortgage)30%
Private rent22%
Social rent9%
Shared ownership1%

Ethnicity

69%
14%
White British69%
White Other14%
Asian7%
Black2%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine7%
No car household20%
Unemployed2%
No qualifications9%

Housing tenure (Census 2021)

Private rent22%
Social rent9%

vs. London

Income vs London+5.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
10
Local approval rate
75%
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)
6
Largest scheme
448 homes · ROCKWARE PLASTICS SITE & RAILTRACK LAND, ROCKWARE PLASTICS SITE & RAILTRACK LAND, SKERNE ROAD, KT2 5AE
Pipeline pressure
LOW

Named schemes (500m)

The Avenue Centre, 1, The Avenue Centre, 1, Normansfield Avenue, TW11 9RP15 homes
completed
26, 26, LOWER TEDDINGTON ROAD, KT1 4HJ13 homes
completed
10, 10, GLAMORGAN ROAD, KT1 4HP12 homes
completed
TREMATON, TREMATON, BROOM ROAD, TW11 9PQ12 homes
completed
20, 20, Seymour Road, Hampton Wick, KT1 4HW4 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 9RS

Full postcodeTW11 9RS
Postcode districtTW11
BoroughLondon Borough of Richmond upon Thames
WardHampton Wick & South Teddington
Latitude51.418839
Longitude-0.308764
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