Hampton · Richmond upon Thames · Twickenham constituency · 51.41495, -0.37087

TW12 2AD— Hampton, Richmond upon Thames

Location and area intelligence for TW12 2AD, Hampton, Richmond upon Thames

Strong, well-rated schools nearby

 

Schools 100%Safety 45/100Transport 37/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Owner-occupiers

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

Liveability
59
Safety
45
Schools
100
Transport
37
Environment
60
Investment
37

The bottom line

TW12 2AD offers exceptional schools (100% Good/Outstanding) — strong value for Owner-occupiers who can accept its trade-offs.

The catch: 53 min to waterloo — above average for this zone.

Less suited to Families.

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Location

TW12 2AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+7.4% vs London avg
vs London crime+334.0% vs London avg

Deep-dive guides for TW12 2AD

🛡️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

“Strong, well-rated schools nearby”

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How TW12 2AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Hampton Junior School

Outstanding · Inspected Jun 2024 · 3 min walk

KS2: 106.5

—

Secondary

Hampton High

Not yet inspected · Inspected Oct 2024 · 20 min walk

P8: -0.31A8: 47.6

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 · 75 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

281.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+433% vs borough

Crime by type

Other37%
Violence & sexual offences36%
Anti-social behaviour12%
Vehicle crime6%
Burglary4%
Drug offences3%
Robbery2%
Theft1%

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 · 2.8km

Crime is +334% above 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£7,069/m²
Price per ft²£657/ft²
Avg floor area82.9 m²

EPC breakdown

C
3%
D
5%
E
2%

Based on 10 properties · Confidence: medium

Street mix

Terraced 100%

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£207,250
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, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,178
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2026 · CAGR

+6.1%

Total change

+426%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.6%

per year

Acceleration

+10.31

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £500k–£600k · 20 sales

Property Type Mix

Total: 20 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£117k£117k+0%1
Post-dot-com plateau2002–2003£215k£220k+2.3%1.5
Pre-crash peak2005–2006£270k£295k+9.3%1
GFC & correction2011–2012£327k£470k+43.5%2.5
Help-to-Buy recovery2016–2016£504k£504k+0%2
Brexit uncertainty2018–2019£638k£480k-24.7%1
Pandemic surge2020–2020£505k£505k+0%1
Rate-rise correction2022–2023£710k£625k-11.9%1.5
Current market2026–2026£615k£615k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.4%
District
6.4%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Hampton (London)→ Waterloo· 4 tph
36 min

Nearby stations

Hampton (London)National Rail
2 min walk
Hounslow Central Underground StationPiccadilly
78 min walk
Hounslow East Underground StationPiccadilly
82 min walk
Hounslow West Underground StationPiccadilly
83 min walk
Hatton Cross Underground StationPiccadilly
85 min walk
No bus stops within 400m

29

Walkability score

48

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria57 min ↑
Waterloo ★53 min
Canary Wharf71 min ↑
City63 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

14

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)8
Nearest car park110m
Santander docks (800m)0
Nearest cycle dock10.8 km

Nearby car parks

🅿️
Staff Parking
596m
🅿️
The Bell Inn
660m

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: 18.1 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 13%
Above average green space

Nearest SSSI: Kempton Park Reservoirs SSSI — 1.8 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

36 min walk

88%

Recommend GP

88%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalMolesey Community Hospital · 2.0 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

8

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

13

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The World's End (278 m)

Nearest supermarketTesco · 2.0 km
7 tennis courts1 swimming pools4 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)

240m

Post office

Nearby shops

Today's Local181 m
St John's257 m
Cheese and Wine342 m
Everydays744 m

Nearby cafes

Nemo Cafe138 m
Grind & Steam197 m
Village Grill205 m
Dempsey's Cafe207 m

Nearby restaurants

Monafs86 m
Marini's91 m
Prime92 m
Plenty102 m

Nearby pubs

The World's End278 m
Jolly Coopers Pub635 m
The Bell Inn660 m

Nearby gyms

Curves367 m
Beveree Stadium522 m
Hampton Sailing Club618 m
Millennium Boathouse650 m

Nearby health

Refresh Dental109 m
Nature's Medicine187 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

37

Investment score

Weak

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

Avg monthly rent
£1,664London avg: £1,950/mo
Gross yield
3.3% (average)London avg: 3.8%Below average yield — bottom 56%
Gentrification score21/100
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

53

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,849m
Crossrail 2 route11,468m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,698 nationally

1,934

Est. population

4,423/km²

67%

Employed

58%

Degree educated

£45,100

Median income

3.6%

Claimant rate

SuburbanMedium densityEstablished mixed

45

Community stability

Age profile

22%
19%
25%
20%
15%
Under 1822%
18–3419%
35–4925%
50–6420%
65+15%

Tenure

27%
30%
29%
Own outright27%
Own (mortgage)30%
Private rent29%
Social rent13%
Shared ownership1%

Ethnicity

68%
15%
White British68%
White Other15%
Asian8%
Black3%
Mixed5%
Other1%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine13%
No car household25%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent29%
Social rent13%

vs. London

Income vs London+7.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
21
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
11
Local approval rate
86%
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)
2
Largest scheme
72 homes · THAMES CLOSE, TW12
Pipeline pressure
NONE

Named schemes (500m)

LAND ADJACENT, STATION PLATFORM, LAND ADJACENT, STATION PLATFORM, STATION ROAD, HAMPTON, TW1210 homes
completed
139 - 143 Station Road Hampton TW12 2AL9 homes
completed
9, 9, Tudor Road, 27 Milton Road, TW127 homes
completed
Abbey Court, Abbey Court, Percy Road, TW12 2JX7 homes
completed
Hampton Delivery Office Rosehill Hampton TW12 2AA6 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
18.5%
Ward turnout
54%
Election year
2026
MP
Munira Wilson (Liberal Democrat)
MP majority
21,457
Constituency
Twickenham

Councillors

Gareth David RobertsLib Dems
Sam DaltonLib Dems
Nick KennerleyLib 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 2AD

Full postcodeTW12 2AD
Postcode districtTW12
BoroughLondon Borough of Richmond upon Thames
WardHampton
Latitude51.414953
Longitude-0.370874
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