Location
Key facts for TW12 1HB
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for TW12 1HB
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Postcode Personality
“The family fortress”
How TW12 1HB has changed
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
Hampton Hill Junior School
Good · 5 min walk
KS2: 107.8
Secondary
Waldegrave School
Not yet inspected · 14 min walk
100% of local schools rated Good or Outstanding
Childcare
Childcare
Surbiton Hill Nursery School
Not inspected · 76 min walk
3 primaries · 0 secondaries · 0 childcare — within 1km
Safety
5 JunCrime rates and local incidents
LOW CRIME
1.4 incidents per 1,000 residents
-60% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
Crime is 98% below London average
Property
1 MayPrices, sales volume and market trends
Low transaction volume — only 2 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.
£755,000
Median sale price
£755,000 is 45% above the London median (£520,000)
Semi-detached
Dominant type
Price history
Street mix
LHA rates — Outer South West London
Stamp duty
England & NI rates 2025/26. Additional property rate adds 3% on each band.
Current mortgage rates
Bank of England (monthly average)
Affordability
Price-to-income
Est. mortgage
Market activity
Days to sell
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Transport
1 MayPublic transport accessibility and links
PTAL 3
Moderate
Nearby stations
29
Walkability score
20
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)
Parking & EV
Car parks, spaces and charging points
7
Car parks (800m)
5
EV chargers (800m)
1
Fast chargers (800m)
Nearby car parks
Environment
22 AprFlood risk, air quality and noise
Nearest SSSI: Bushy Park and Home Park SSSI — 2.5 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
STAINES ROAD MEDICAL CENTRE
325 STAINES ROAD, TW2 5AU
15 min walk
88%
Recommend GP
88%
Overall GP experience
0
GPs within 1km
3
Dentists within 1km
3
Care homes (1km)
Amenities
Shops, restaurants, parks and more
1109
Parks (1km)
13
Restaurants (800m)
9
Cafes (800m)
2
Pubs (400m)
0
Pharmacies (800m)
1
Gyms (1km)
2
Sports (1km)
0
Convenience
Nightlife (500m)
0
Nightclubs
2
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
368m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby health
Business
Local businesses registered here
High street
EHigh street health
Investment
Investment grade, yield and market outlook
36
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Low gross yield (2.64%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
58
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
22 AprPopulation, deprivation and income
Decile 10/10
Least deprived
Index of Multiple Deprivation
Rank: 32,156 nationally
1,618
Est. population
6,251/km²
57%
Employed
61%
Degree educated
£46,100
Median income
1.6%
Claimant rate
60
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Councillors
Stamp Duty & Affordability Calculator
Stamp duty on median price (£755,000)
£25,250
Standard buyer
£25,250
First-time buyer
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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The bottom line
TW12 1HB offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £755,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.
The catches: high noise levels nearby; 63 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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What else could £755k buy?
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Frequently asked questions
Data freshness
When each data source was last updated
92%
Confidence score
11/12
Pillars populated