Hampton · Richmond upon Thames · Twickenham constituency · 51.41573, -0.36693

TW12 2AY— Hampton, Richmond upon Thames

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

Strong, well-rated schools nearby

 

Bottom 25% LondonSchools 100%Safety 89/100Transport 34/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
70
Safety
89
Schools
100
Transport
34
Environment
62
Investment
46

The bottom line

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

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

Less suited to Car-free commuters.

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Location

TW12 2AY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+7.4% vs London avg
vs London crime-77.0% vs London avg

Deep-dive guides for TW12 2AY

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How TW12 2AY 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 · 5 min walk

KS2: 106.5

—

Secondary

Hampton High

Not yet inspected · Inspected Oct 2024 · 19 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

Surbiton Hill Nursery School

Not inspected · 72 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

14.9 incidents per 1,000 residents

Better than 90% of London
→ Stable

-72% vs borough

Crime by type

Violence & sexual offences32%
Other27%
Anti-social behaviour18%
Vehicle crime14%
Burglary9%
Drug offences0%
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 · 2.5km

Crime is 77% 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£4,452/m²
Price per ft²£414/ft²
Avg floor area92.1 m²

EPC breakdown

B
4%
C
4%
D
10%
E
6%
F
1%

Based on 25 properties · Confidence: medium

Street mix

Terraced 65%Flat 35%

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£230,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £3,630
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4.4%

Total change

+267%

Market Activity

Price Velocity & Acceleration

Current Velocity

-55.2%

per year

Acceleration

-55.75

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 40 sales

Property Type Mix

Total: 40 sales

Terraced65%
Flat/maisonette35%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£106k£179k+68%2.5
Post-dot-com plateau2001–2004£153k£280k+82.4%1.8
Pre-crash peak2005–2007£353k£184k-47.9%1.7
GFC & correction2008–2012£480k£430k-10.4%1.5
Help-to-Buy recovery2015–2015£490k£490k+0%2
Brexit uncertainty2017–2018£670k£735k+9.7%2
Pandemic surge2021–2021£600k£600k+0%2
Rate-rise correction2022–2023£865k£870k+0.6%1.5
Current market2025–2025£390k£390k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
16.3%
District
16.3%
Terraced+0% α
Local
6.8%
District
6.8%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing8
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Hampton (London)→ Waterloo· 4 tph
36 min

Nearby stations

Hampton (London)National Rail
5 min walk
Hounslow Central Underground StationPiccadilly
77 min walk
Hounslow East Underground StationPiccadilly
80 min walk
Hounslow West Underground StationPiccadilly
82 min walk
Hatton Cross Underground StationPiccadilly
86 min walk
No bus stops within 400m

24

Walkability score

25

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

15

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)8
Nearest car park224m
Santander docks (800m)0
Nearest cycle dock10.6 km

Nearby car parks

🅿️
The Bell Inn
453m
🅿️
Staff Parking
736m

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: 17.8 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Kempton Park Reservoirs SSSI — 1.9 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

34 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 · 2.1 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

55

Parks (1km)

9

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

11

Sports (1km)

2

Convenience

Nearest supermarketTesco · 1.9 km
7 tennis courts1 swimming pools2 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)

61m

Post office

Nearby shops

St John's61 m
Cheese and Wine111 m
Today's Local457 m

Nearby cafes

Chino's Cafe81 m
Cornicello250 m
Grind & Steam267 m
Village Grill298 m

Nearby restaurants

Ruchi120 m
Marini's222 m
Monafs233 m
Hampton Spice262 m

Nearby pubs

The World's End63 m
Jolly Coopers Pub419 m
The Bell Inn463 m

Nearby gyms

Curves156 m
Beveree Stadium259 m
Hampton Sailing Club479 m
Hampton Outdoor Swimming Pool692 m

Nearby health

Nature's Medicine268 m
Refresh Dental357 m
Food hygiene (5-star)61% of 33

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

46

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
Gross yield
5.1% (good)London avg: 3.8%Strong yield — top 19% of London
Gentrification score23/100
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

59.3

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,565m
Crossrail 2 route11,189m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 33,407 nationally

1,480

Est. population

5,062/km²

55%

Employed

64%

Degree educated

£45,100

Median income

2.0%

Claimant rate

SuburbanMedium densityOwner occupiers / families

66

Community stability

Age profile

23%
17%
23%
25%
Under 1823%
18–3411%
35–4917%
50–6423%
65+25%

Tenure

50%
43%
Own outright50%
Own (mortgage)43%
Private rent6%
Social rent0%
Shared ownership0%

Ethnicity

75%
White British75%
White Other10%
Asian9%
Black1%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine6%
No car household4%
Unemployed2%
No qualifications7%

Housing tenure (Census 2021)

Private rent6%
Social rent0%

vs. London

Income vs London+7.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
42
Live planning apps (800m)
19
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
14
Local approval rate
80%
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)
6
Largest scheme
72 homes · THAMES CLOSE, TW12
Pipeline pressure
NONE

Named schemes (500m)

THAMES CLOSE, TW1272 homes
completed
63, 63, ORMOND AVENUE, TW1212 homes
completed
9, 9, Tudor Road, 27 Milton Road, TW127 homes
completed
Hampton Delivery Office Rosehill Hampton TW12 2AA6 homes
completed
Rosehill Depot Site, Rosehill Depot Site, Oldfield Road, Hampton, TW12 2AE5 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 2AY

Full postcodeTW12 2AY
Postcode districtTW12
BoroughLondon Borough of Richmond upon Thames
WardHampton
Latitude51.415735
Longitude-0.366934
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