Fulwell & Hampton Hill · Richmond upon Thames · Twickenham constituency · 51.43111, -0.35426

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

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

The family fortress

 

Top 13% LondonSchools 100%Safety 83/100Transport 38/100~3% 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
72
Safety
83
Schools
90
Transport
38
Environment
86
Investment
35

The bottom line

TW12 1LA 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: 51 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 1LA 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 1LA meets your needs.

Location

TW12 1LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.8% vs London avg
vs London crime-19.0% vs London avg

Deep-dive guides for TW12 1LA

🛡️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 1LA with:

Postcode Personality

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

“The family fortress”

Share:WhatsAppShare on X

How TW12 1LA 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

Waldegrave School

Not yet inspected · 12 min walk

P8: +0.81A8: 64.3

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 77 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

52.8 incidents per 1,000 residents

Better than 60% of London
→ Stable

-0% vs borough

Crime by type

Other23%
Drug offences19%
Vehicle crime19%
Anti-social behaviour17%
Violence & sexual offences16%
Burglary6%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Twickenham Fire Station · 646m

Crime is 19% 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£6,090/m²
Price per ft²£566/ft²
Avg floor area121.2 m²

EPC breakdown

C
5%
D
3%
E
4%

Based on 12 properties · Confidence: medium

Street mix

Semi 26%Terraced 69%Detached 6%

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£303,000
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,662
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.5%

Total change

+393%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.6%

per year

Acceleration

-19.36

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £150k–£175k · 35 sales

Property Type Mix

Total: 35 sales

Detached5.7%
Semi-detached25.7%
Terraced68.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£145k£282k+94.1%2.6
Post-dot-com plateau2001–2002£310k£270k-12.9%2.5
Pre-crash peak2005–2006£375k£425k+13.3%1.5
GFC & correction2009–2012£536k£700k+30.5%2
Help-to-Buy recovery2014–2014£715k£715k+0%1
Brexit uncertainty2017–2018£860k£750k-12.8%1.5
Pandemic surge2020–2020£809k£809k+0%3
Current market2025–2025£715k£715k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8.6%
District
8.6%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Fulwell→ Waterloo· 4 tph
33 min

Nearby stations

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

23

Walkability score

22

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge59 min ↑
Victoria55 min ↑
Waterloo ★51 min
Canary Wharf69 min ↑
City61 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

10

Car parks (800m)

5

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)6
Nearest car park282m
Santander docks (800m)0
Nearest cycle dock9.3 km

Nearby car parks

🅿️
High Street Car Park
513m
🅿️
Squires Car Park
535m

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: 16.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 49%
More green space than 99% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 2.7 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

12 min walk

88%

Recommend GP

88%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.0 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

1224

Parks (1km)

14

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

2

Convenience

Nearest supermarketWaitrose & Partners · 2.6 km
2 tennis courts1 swimming pools1 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)

0

Cinemas (2km)

567m

Post office

Nearby shops

Fulwell Food and Wine249 m
Cakes By Trudi477 m

Nearby cafes

Benton's246 m
Costa323 m
Bonjorno Cafe343 m
Pop in Sam's Cafe583 m

Nearby restaurants

Best Kebab230 m
Chow Chow266 m
Ureshi Sushi Master357 m
Black Olive366 m

Nearby pubs

The Roebuck308 m
The Beech House403 m
Brouge622 m
The Red Lion632 m

Nearby gyms

Ènergie Fitness386 m
Swimming Pool742 m

Nearby health

Hampton Hill Medical Centre376 m
Teddington Dental698 m
Food hygiene (5-star)67% of 30

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

35

Investment score

Weak

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

Low gross yield (2.8%) 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
2.8% (low)London avg: 3.8%Below average yield — bottom 68%
Gentrification score23/100
Sales last 12 months1

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

8/100

Velocity score

Future outlook

56.9

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,063m
Crossrail 2 route10,346m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,481 nationally

1,630

Est. population

8,891/km²

68%

Employed

66%

Degree educated

£46,100

Median income

2.1%

Claimant rate

Inner cityHigh densityYoung professionals

56

Community stability

Age profile

27%
24%
22%
14%
Under 1827%
18–3413%
35–4924%
50–6422%
65+14%

Tenure

34%
42%
15%
Own outright34%
Own (mortgage)42%
Private rent15%
Social rent9%
Shared ownership0%
Rent free0%

Ethnicity

76%
White British76%
White Other11%
Asian6%
Black1%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine11%
No car household15%
Unemployed2%
No qualifications7%

Housing tenure (Census 2021)

Private rent15%
Social rent9%

vs. London

Income vs London+9.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
18
Local approval rate
26%
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)
4
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 1LA? 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 1LA.
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 1LA

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

No spam. Unsubscribe anytime.

Key facts for TW12 1LA

Full postcodeTW12 1LA
Postcode districtTW12
BoroughLondon Borough of Richmond upon Thames
WardFulwell & Hampton Hill
Latitude51.431114
Longitude-0.354259
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