Fulwell & Hampton Hill · Richmond upon Thames · Twickenham constituency · 51.43168, -0.36480

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

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

The family fortress

 

Schools 100%Safety 88/100Transport 17/100⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
62
Safety
88
Schools
90
Transport
17
Environment
86
Investment
47

The bottom line

TW12 1HS 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: 69 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 1HS

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

Deep-dive guides for TW12 1HS

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How TW12 1HS 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 · 7 min walk

KS2: 107.8

—

Secondary

Hampton High

Not yet inspected · Inspected Oct 2024 · 9 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 · 94 min walk

3 primaries · 1 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Twickenham Fire Station · 1.3km

Crime is 65% below London average

Property

Prices, sales volume and market trends

Avg floor area63.5 m²

EPC breakdown

C
13%
D
5%
E
3%
F
1%

Based on 22 properties · Confidence: medium

Street mix

Terraced 2%Flat 98%

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£158,750
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 FAnnual charge £3,146
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+7.4%

Total change

+582%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.9%

per year

Acceleration

+10.98

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £350k–£400k · 47 sales

Property Type Mix

Total: 47 sales

Terraced2.1%
Flat/maisonette97.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£131k+138.7%1.3
Post-dot-com plateau2003–2004£202k£193k-4.1%3
Pre-crash peak2005–2006£197k£210k+6.6%3
GFC & correction2008–2012£259k£250k-3.4%2.2
Help-to-Buy recovery2013–2016£226k£360k+59.6%2.5
Brexit uncertainty2019–2019£359k£359k+0%4
Pandemic surge2021–2021£348k£348k+0%4
Rate-rise correction2022–2022£375k£375k+0%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.9%
District
4.9%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
Fulwell→ Waterloo· 4 tph
33 min

Nearby stations

FulwellNational Rail
14 min walk
Hounslow Central Underground StationPiccadilly
55 min walk
Hounslow East Underground StationPiccadilly
58 min walk
Hounslow West Underground StationPiccadilly
61 min walk
Osterley Underground StationPiccadilly
70 min walk
No bus stops within 400m

3

Walkability score

12

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge78 min ↑
Victoria73 min ↑
Waterloo ★69 min
Canary Wharf88 min ↑
City78 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)

0

EV chargers (800m)

Nearest car park432m
Santander docks (800m)0
Nearest cycle dock9.9 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 16.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 19%
More green space than 99% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 2.0 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

13 min walk

88%

Recommend GP

88%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 1.8 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

84

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

30

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Beech House (821 m)

No restaurants within 800m — nearest: Black Olive (773 m)

Nearest supermarketTesco · 3.6 km
23 tennis courts1 swimming pools3 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)

907m

Post office

Nearby cafes

Costa770 m
Bonjorno Cafe773 m
Icon coffee838 m
Georgias Kitchen852 m

Nearby restaurants

Black Olive773 m
Ureshi Sushi Master775 m
Hons804 m
Piazza Firenze821 m

Nearby pubs

The Beech House821 m
The Star918 m

Nearby gyms

David Lloyd Clubs728 m
Ènergie Fitness828 m

Nearby health

Hampton Hill Medical Centre823 m
Food hygiene (5-star)100% of 4

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

47

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

36.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,720m
Crossrail 2 route11,082m

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

SuburbanMedium densityOwner occupiers / families

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
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
8
Local approval rate
63%
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)
5
Largest scheme
10 homes · Sterling, Sterling, School Road, TW12 1QL
Pipeline pressure
NONE

Named schemes (500m)

38, 38, Cranmer Road, Hampton Hill, TW12 1DN9 homes
completed
216 And 216A, 216 And 216A, Uxbridge Road, TW129 homes
completed
141, 141, Uxbridge Road, TW12 1BL8 homes
completed
2A-2B, 2A-2B, St James Road, Hampton Hill, TW12 1DQ7 homes
completed
Kings Court 141, Kings Court 141, Uxbridge Road, Hampton, TW12 1BL6 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

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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 1HS

Full postcodeTW12 1HS
Postcode districtTW12
BoroughLondon Borough of Richmond upon Thames
WardFulwell & Hampton Hill
Latitude51.431684
Longitude-0.364798
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