Fulwell & Hampton Hill · Richmond upon Thames · Twickenham constituency · 51.42940, -0.35505

TW12 1HB— Fulwell & Hampton Hill, Richmond upon Thames

Location and area intelligence for TW12 1HB, Fulwell & Hampton Hill, Richmond upon Thames

The family fortress

 

Bottom 25% LondonSchools 100%Safety 88/100Transport 28/100~2% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
71
Safety
88
Schools
90
Transport
28
Environment
86
Investment
27

The bottom line

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

The catches: high noise levels nearby; 66 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.

Check your dealbreakers

Toggle the things that matter to you — see how TW12 1HB 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 TW12 1HB meets your needs.

Location

TW12 1HB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+9.8% vs London avg
vs London crime-65.0% vs London avg

Deep-dive guides for TW12 1HB

🛡️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 TW12 1HB with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How TW12 1HB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Hampton Hill Junior School

Good · Inspected Oct 2023 · 5 min walk

KS2: 107.8

—

Secondary

Waldegrave School

Not yet inspected · 14 min walk

P8: +0.81A8: 64.3

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 76 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

22.9 incidents per 1,000 residents

Better than 84% of London
→ Stable

-57% vs borough

Crime by type

Violence & sexual offences27%
Other22%
Vehicle crime22%
Burglary16%
Anti-social behaviour11%
Drug offences3%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Twickenham Fire Station · 824m

Crime is 65% 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£7,172/m²
Price per ft²£666/ft²
Avg floor area187.5 m²

EPC breakdown

C
1%
D
1%
E
2%

Based on 4 properties · Confidence: low

Street mix

Semi 91%Other 9%

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 yield853 kWh/kWp/yr
Rebuild cost estimate£468,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofFlat, insulated (assumed)
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

1996–2024 · CAGR

+7.2%

Total change

+594%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.3%

per year

Acceleration

-38.84

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 10 sales

Property Type Mix

Total: 10 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£180k£450k+150%1
Post-dot-com plateau2003–2004£559k£498k-10.9%1.5
Pre-crash peak2007–2007£693k£693k+0%1
Help-to-Buy recovery2014–2014£1.07m£1.07m+0%1
Current market2024–2024£1.25m£1.25m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Fulwell→ Waterloo· 4 tph
33 min

Nearby stations

FulwellNational Rail
8 min walk
Hounslow Central Underground StationPiccadilly
59 min walk
Hounslow East Underground StationPiccadilly
61 min walk
Richmond (London) Rail StationSouth Western Railway · Mildmay
66 min walk
Richmond Underground StationDistrict
66 min walk
No bus stops within 400m

24

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge75 min ↑
Victoria71 min ↑
Waterloo ★66 min
Canary Wharf85 min ↑
City75 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)

5

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park84m
Santander docks (800m)0
Nearest cycle dock9.4 km

Nearby car parks

🅿️
High Street Car Park
317m
🅿️
Squires Car Park
733m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 31%
More green space than 99% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 2.5 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

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)

Nearest hospitalTeddington Memorial Hospital · 1.1 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

1109

Parks (1km)

13

Restaurants (800m)

9

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketTesco · 3.2 km
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
782 licensed premises in borough301 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

368m

Post office

Nearby shops

Fulwell Food and Wine438 m
Cakes By Trudi558 m

Nearby cafes

Benton's85 m
Costa127 m
Bonjorno Cafe146 m
Georgias Kitchen385 m

Nearby restaurants

Best Kebab101 m
Chow Chow134 m
Ureshi Sushi Master160 m
Black Olive168 m

Nearby pubs

The Beech House208 m
The Roebuck225 m
The Star544 m
The Red Lion708 m

Nearby gyms

Ènergie Fitness195 m

Nearby health

Hampton Hill Medical Centre185 m
Teddington Dental738 m
Food hygiene (5-star)72% of 25

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

27

Investment score

Weak

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

Low gross yield (1.6%) 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
1.6% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score24/100
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

57.6

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,187m
Crossrail 2 route10,383m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,156 nationally

1,618

Est. population

6,251/km²

57%

Employed

61%

Degree educated

£46,100

Median income

1.9%

Claimant rate

Inner cityMedium densityYoung professionals

60

Community stability

Age profile

25%
21%
22%
21%
Under 1825%
18–3411%
35–4921%
50–6422%
65+21%

Tenure

44%
40%
Own outright44%
Own (mortgage)40%
Private rent12%
Social rent4%
Shared ownership0%

Ethnicity

77%
White British77%
White Other10%
Asian7%
Black1%
Mixed4%
Other1%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine9%
No car household13%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent12%
Social rent4%

vs. London

Income vs London+9.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
17
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
21
Local approval rate
30%
Borough approval rate
65%
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)
7
Largest scheme
30 homes · 86-90, 86-90, HIGH STREET, HAMPTON HILL, TW12 1NY
Pipeline pressure
NONE

Named schemes (500m)

41-105, 41-105, LAUREL ROAD, TW12 1JJ23 homes
completed
Garrick House 161 - 163, Garrick House 161 - 163, High Street, Hampton Hill, TW12 1NL21 homes
completed
LAND AT, LAND AT, ALPHA ROAD, HAMPTON ROAD, TW11 0QG18 homes
completed
2-14, 2-14, HAMPTON ROAD, TW12 1JN14 homes
completed
LAND TO REAR OF, 161, LAND TO REAR OF, 161, HIGH STREET, TW12 1NL12 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
19.2%
Ward turnout
51%
Election year
2026
MP
Munira Wilson (Liberal Democrat)
MP majority
21,457
Constituency
Twickenham

Councillors

Jonathan CardyLib Dems
Matthew WherryLib Dems
Matthew HullLib Dems

Live in TW12 1HB? 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 TW12 1HB.
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 TW12 1HB

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

No spam. Unsubscribe anytime.

Key facts for TW12 1HB

Full postcodeTW12 1HB
Postcode districtTW12
BoroughLondon Borough of Richmond upon Thames
WardFulwell & Hampton Hill
Latitude51.429399
Longitude-0.355054
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