Hampton Wick & South Teddington · Richmond upon Thames · Twickenham constituency · 51.41832, -0.30923

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

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

The family fortress

 

Schools 100%Safety 72/100Transport 34/100

Best for: Families

Compare areas

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

Liveability
64
Safety
72
Schools
90
Transport
34
Environment
66
Investment
54

The bottom line

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

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

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how TW11 9RW scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how TW11 9RW meets your needs.

Location

TW11 9RW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+5.7% vs London avg
vs London crime+24.0% vs London avg

Deep-dive guides for TW11 9RW

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare TW11 9RW with:

Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How TW11 9RW 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 · 7 min walk

P8: +0.26A8: 54.2

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 41 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

80.6 incidents per 1,000 residents

Higher crime than 61% of London
↑ Rising 268.6%

+52% vs borough

Crime by type

Other34%
Anti-social behaviour26%
Violence & sexual offences23%
Drug offences7%
Burglary5%
Theft2%
Vehicle crime2%
Robbery0%

Stop & search

1.3

per 1,000 residents

→ Stable

trend

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kingston Fire Station · 1.3km

Crime is +24% above London average

Property

Prices, sales volume and market trends

Avg floor area89.6 m²

EPC breakdown

B
1%
C
20%
D
11%
E
1%

Based on 33 properties · Confidence: high

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

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£224,000
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 DAnnual charge £2,178
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+7.6%

Total change

+674%

Market Activity

Price Velocity & Acceleration

Current Velocity

+61.3%

per year

Acceleration

+72.52

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 39 sales

Property Type Mix

Total: 39 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£105k£218k+107.1%1.7
Post-dot-com plateau2002–2004£228k£270k+18.8%1.7
Pre-crash peak2005–2007£282k£305k+8.2%1
GFC & correction2008–2012£337k£355k+5.3%2
Help-to-Buy recovery2013–2014£670k£460k-31.3%1.5
Brexit uncertainty2018–2019£505k£565k+11.9%2.5
Pandemic surge2021–2021£568k£568k+0%2
Rate-rise correction2022–2023£504k£813k+61.3%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.2%
District
5.2%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
6 min walk
Richmond (London) Rail StationMildmay · South Western Railway
63 min walk
Richmond Underground StationDistrict
63 min walk
Kew Gardens Underground StationDistrict
84 min walk
Kew Gardens Rail StationMildmay
84 min walk
No bus stops within 400m

26

Walkability score

47

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

8

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park532m
Santander docks (800m)0
Nearest cycle dock7.1 km

Nearby car parks

🅿️
Seven Kings Car Park
532m
🅿️
Thames Side· yes
551m
🅿️
Car Park A· yes
654m
🅿️
Canbury Place Car Park· yes
720m

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 AONB33% green spaceTree canopy: 10%
More green space than 88% 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): 3

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

5 min walk

81%

Recommend GP

81%

Overall GP experience

6

GPs within 1km

8

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCassel Hospital · 1.6 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

89

Parks (1km)

7

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

17

Sports (1km)

0

Convenience

Nearest supermarketLongdan · 723 m
8 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)

575m

Post office

Nearby shops

Bevan's Butchers546 m
Kingston Food Centre821 m
Sainsbury's Local837 m
TGJones854 m

Nearby cafes

Canbury Secret254 m
139 Coffee616 m
Hussars685 m
Pomegranate Bistro702 m

Nearby restaurants

Hawkers577 m
Hampton Wick Tandoori613 m
Little China654 m
TGI Fridays663 m

Nearby pubs

Boaters Inn246 m
The Queens Head547 m
The Oak598 m
The Foresters Arms613 m

Nearby gyms

The Albany Boathouse414 m
Nuffield Health Fitness & Wellbeing523 m
Albany Park Canoe & Sailing Centre542 m
Leander (Kingston) Sea Scout Group543 m

Nearby pharmacies

Boots994 m

Nearby health

Kingston Health Centre561 m
Ethos Skin & Laser788 m
Thames Street Dental852 m
Kingston Dental Clinic863 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

A

High street health

Investment

Investment grade, yield and market outlook

54

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
Gentrification score19/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Future outlook

38

Price growth score

D
High

Development pressure

High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,890m
Crossrail 2 route7,166m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,887 nationally

1,600

Est. population

2,469/km²

64%

Employed

64%

Degree educated

£44,400

Median income

3.3%

Claimant rate

SuburbanLow densityEstablished mixed

41

Community stability

Age profile

18%
20%
25%
21%
17%
Under 1818%
18–3420%
35–4925%
50–6421%
65+17%

Tenure

27%
24%
37%
Own outright27%
Own (mortgage)24%
Private rent37%
Social rent11%
Shared ownership1%

Ethnicity

64%
19%
White British65%
White Other19%
Asian7%
Black1%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine10%
No car household36%
Unemployed2%
No qualifications7%

Housing tenure (Census 2021)

Private rent37%
Social rent11%

vs. London

Income vs London+5.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
20
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
12
Local approval rate
73%
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)

BECKETTS WHARF, BECKETTS WHARF, LOWER TEDDINGTON ROAD, KT1 4ER20 homes
completed
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

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

Live in TW11 9RW? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for TW11 9RW.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Richmond upon Thames with nearby boroughs:

Richmond upon Thames vs HounslowRichmond upon Thames vs BarnetRichmond upon Thames vs Kingston Upon ThamesRichmond upon Thames vs Wandsworth

Similar postcodes

Frequently asked questions

📍 Track TW11 9RW

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for TW11 9RW

Full postcodeTW11 9RW
Postcode districtTW11
BoroughLondon Borough of Richmond upon Thames
WardHampton Wick & South Teddington
Latitude51.418325
Longitude-0.309229
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