Fulwell & Hampton Hill · Richmond upon Thames · Twickenham constituency · 51.42642, -0.35743

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

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

The family fortress

 

Schools 100%Safety 77/100Transport 19/100

Best for: Families, Owner-occupiers

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

Liveability
64
Safety
77
Schools
90
Transport
19
Environment
86
Investment
56

The bottom line

TW12 1RN 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 catch: 66 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

TW12 1RN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+9.8% vs London avg
vs London crime+34.0% vs London avg

Deep-dive guides for TW12 1RN

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How TW12 1RN 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 · 3 min walk

KS2: 107.8

—

Secondary

Waldegrave School

Not yet inspected · 19 min walk

P8: +0.81A8: 64.3

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 74 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

87.0 incidents per 1,000 residents

Higher crime than 66% of London
→ Stable

+65% vs borough

Crime by type

Other43%
Violence & sexual offences24%
Anti-social behaviour19%
Burglary5%
Vehicle crime4%
Robbery2%
Drug offences2%
Theft1%

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 · 1.2km

Crime is +34% above London average

Property

Prices, sales volume and market trends

Avg floor area60.6 m²

EPC breakdown

B
5%
C
12%

Based on 17 properties · Confidence: medium

Street mix

Detached 17%Flat 83%

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£151,500
Rebuild cost per m²£2,500/m²

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

Construction era2019
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
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

1998–2021 · CAGR

+2.2%

Total change

+65%

Market Activity

Price Velocity & Acceleration

Current Velocity

-50.0%

per year

Acceleration

-60.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 6 sales

Property Type Mix

Total: 6 sales

Detached16.7%
Flat/maisonette83.3%

By decade

1990s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£167k£167k+0%1
Help-to-Buy recovery2016–2016£500k£500k+0%1
Brexit uncertainty2017–2017£550k£550k+0%1
Pandemic surge2021–2021£275k£275k+0%3

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

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
13 min walk
Hounslow Central Underground StationPiccadilly
63 min walk
Hounslow East Underground StationPiccadilly
65 min walk
Hounslow West Underground StationPiccadilly
70 min walk
Richmond (London) Rail StationMildmay · South Western Railway
70 min walk
No bus stops within 400m

27

Walkability score

25

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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park140m
Santander docks (800m)0
Nearest cycle dock9.6 km

Nearby car parks

🅿️
High Street Car Park
140m

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: 16.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 2.4 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

18 min walk

88%

Recommend GP

88%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalTeddington Memorial Hospital · 1.1 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

435

Parks (1km)

12

Restaurants (800m)

9

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketTesco · 2.9 km
1 tennis courts2 swimming pools1 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)

88m

Post office

Nearby shops

Fulwell Food and Wine809 m
Cakes By Trudi859 m

Nearby cafes

Icon coffee60 m
Georgias Kitchen77 m
Jovanni’s Café102 m
Costa119 m

Nearby restaurants

Piazza Firenze74 m
La Familia81 m
Unico28116 m
Hons129 m

Nearby pubs

The Star183 m
The Beech House207 m
The Roebuck458 m

Nearby gyms

Ènergie Fitness230 m
Hampton Outdoor Swimming Pool886 m

Nearby health

Hampton Hill Medical Centre237 m
Food hygiene (5-star)64% of 22

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

56

Investment score

Good

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

Avg monthly rent
£1,664London avg: £1,950/mo
Gentrification score22/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Future outlook

37.9

Price growth score

D
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,469m
Crossrail 2 route10,525m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,589 nationally

1,988

Est. population

6,033/km²

65%

Employed

57%

Degree educated

£46,100

Median income

3.0%

Claimant rate

SuburbanMedium densityEstablished mixed

45

Community stability

Age profile

22%
18%
25%
18%
17%
Under 1822%
18–3418%
35–4925%
50–6418%
65+17%

Tenure

27%
32%
30%
Own outright27%
Own (mortgage)32%
Private rent30%
Social rent12%
Shared ownership0%
Rent free0%

Ethnicity

71%
14%
White British71%
White Other14%
Asian4%
Black2%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine11%
No car household27%
Unemployed3%
No qualifications10%

Housing tenure (Census 2021)

Private rent30%
Social rent12%

vs. London

Income vs London+9.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
18
Local approval rate
42%
Borough approval rate
65%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

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)

86-90, 86-90, HIGH STREET, HAMPTON HILL, TW12 1NY30 homes
completed
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
15, 15, High Street Hampton Hill, TW12 1NB18 homes
completed
UPPER LODGE, BUSHY PARK, UPPER LODGE, BUSHY PARK, HIGH STREET, HAMPTON HILL, TW1212 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:

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Key facts for TW12 1RN

Full postcodeTW12 1RN
Postcode districtTW12
BoroughLondon Borough of Richmond upon Thames
WardFulwell & Hampton Hill
Latitude51.426420
Longitude-0.357434
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