Hampton North · Richmond upon Thames · Twickenham constituency · 51.43304, -0.38070

TW12 1EF— Hampton North, Richmond upon Thames

Location and area intelligence for TW12 1EF, Hampton North, Richmond upon Thames

The family fortress

 

Schools 100%Safety 84/100Transport 10/100⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
58
Safety
84
Schools
60
Transport
10
Environment
63
Investment
49

The bottom line

TW12 1EF offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 64 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

TW12 1EF

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+0.0% vs London avg
vs London crime-27.0% vs London avg

Deep-dive guides for TW12 1EF

🛡️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 TW12 1EF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Buckingham Primary School

Not yet inspected · Inspected Dec 2024 · 8 min walk

KS2: 105.5

—

Secondary

Hampton High

Not yet inspected · Inspected Oct 2024 · 8 min walk

P8: -0.31A8: 47.6

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

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 90 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

47.6 incidents per 1,000 residents

Better than 65% of London
→ Stable

-10% vs borough

Crime by type

Anti-social behaviour30%
Violence & sexual offences24%
Other23%
Vehicle crime13%
Burglary8%
Drug offences4%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Twickenham Fire Station · 2.3km

Crime is 27% below London average

Property

Prices, sales volume and market trends

Avg floor area80.1 m²

EPC breakdown

C
5%
D
3%

Based on 8 properties · Confidence: low

Street mix

Terraced 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 yield853 kWh/kWp/yr
Rebuild cost estimate£200,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
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

1995–2017 · CAGR

+9.6%

Total change

+646%

Market Activity

Price Velocity & Acceleration

Current Velocity

+65.6%

per year

Acceleration

+70.10

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £100k–£125k · 33 sales

Property Type Mix

Total: 33 sales

Terraced100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£71k£137k+92.3%2.2
Post-dot-com plateau2001–2004£139k£215k+54.4%2.5
Pre-crash peak2005–2007£275k£325k+18.2%2
GFC & correction2011–2012£279k£390k+39.7%1
Help-to-Buy recovery2013–2014£335k£320k-4.5%1.5
Brexit uncertainty2017–2017£530k£530k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
9%
District
9%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing7
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 (London)→ Waterloo· 4 tph
36 min

Nearby stations

Hampton (London)National Rail
25 min walk
Hounslow Central Underground StationPiccadilly
55 min walk
Hounslow West Underground StationPiccadilly
56 min walk
Hatton Cross Underground StationPiccadilly
60 min walk
Hounslow East Underground StationPiccadilly
60 min walk
No bus stops within 400m

12

Walkability score

46

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge73 min ↑
Victoria68 min ↑
Waterloo ★64 min
Canary Wharf83 min ↑
City73 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)

Total spaces (800m)508
Nearest car park322m
Santander docks (800m)0
Nearest cycle dock10.9 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: 17.6 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 37%
More green space than 76% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 1.2 km

Energy

Solar: 853 kWh/kWp/yr

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 yield853.4 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

WOODLAWN MEDICAL CENTRE

19 POWDER MILL LANE, TW2 6EE

20 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalTeddington Memorial Hospital · 2.9 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

51

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Hampton (814 m)

Nearest supermarketCEO African Caribbean Food · 2.5 km
3 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)

982m

Post office

Nearby shops

Sainsbury's415 m
V&P438 m
Al-Mansour867 m
Max Convenience884 m

Nearby cafes

Starbucks393 m
Abrigo dos Amigos907 m
Mount Cafe919 m

Nearby restaurants

Golden Fry381 m
Famous Biriyani Hampton429 m
It's Pizza Time433 m
East & West451 m

Nearby pubs

The Hampton814 m
The Royal Oak1.1 km

Nearby gyms

David Lloyd Clubs641 m

Nearby pharmacies

The Hampton Pharmacy769 m

Nearby health

Apex Dental Surgery455 m
Mount Medical Centre952 m
Food hygiene (5-star)57% of 21

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

49

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

33.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,702m
Crossrail 2 route12,197m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,385 nationally

1,681

Est. population

4,734/km²

62%

Employed

45%

Degree educated

£42,000

Median income

2.6%

Claimant rate

SuburbanMedium densityOwner occupiers / families

56

Community stability

Age profile

24%
13%
23%
21%
18%
Under 1824%
18–3413%
35–4923%
50–6421%
65+18%

Tenure

41%
36%
16%
Own outright41%
Own (mortgage)36%
Private rent16%
Social rent6%
Shared ownership1%
Rent free0%

Ethnicity

59%
14%
13%
White British59%
White Other14%
Asian13%
Black4%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine14%
No car household13%
Unemployed3%
No qualifications14%

Housing tenure (Census 2021)

Private rent16%
Social rent6%

vs. London

Income vs London0.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
7
Local approval rate
100%
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1
Largest scheme
41 homes · 17-27, 17-27, Dean Road, And 2 To 4 Rectory Grove, TW12
Pipeline pressure
NONE

Named schemes (500m)

308-322, 308-322, HANWORTH ROAD, TW1215 homes
completed
337-343, 337-343, HANWORTH ROAD, TW12 3EJ12 homes
completed
275, 275, HANWORTH ROAD, TW12 3EF10 homes
completed
Cressingham, 16, York Way, Feltham, TW13 6BL8 homes
completed
Development Between 196 And 200, 198, Hampton Road West, Feltham, TW13 6BE2 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
18.2%
Ward turnout
45%
Election year
2026
MP
Munira Wilson (Liberal Democrat)
MP majority
21,457
Constituency
Twickenham

Councillors

Carey BishopLib Dems
Elizabeth GantLib Dems
Jeremy DavisLib Dems

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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

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Key facts for TW12 1EF

Full postcodeTW12 1EF
Postcode districtTW12
BoroughLondon Borough of Richmond upon Thames
WardHampton North
Latitude51.433038
Longitude-0.380704
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