Hampton · Richmond upon Thames · Twickenham constituency · 51.41402, -0.36431

TW12 2BT— Hampton, Richmond upon Thames

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

Under-the-radar value

 

Schools 100%Safety 45/100Transport 31/100Yield 7.83%

Best for: Owner-occupiers

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

Liveability
50
Safety
45
Schools
100
Transport
31
Environment
70
Investment
53

The bottom line

TW12 2BT offers exceptional schools (100% Good/Outstanding) at £255,000 median — 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 2BT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-51.0% vs London avg
vs London income+7.4% vs London avg
vs London crime+334.0% vs London avg

Deep-dive guides for TW12 2BT

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

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“Under-the-radar value”

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How TW12 2BT 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 · 8 min walk

KS2: 106.5

—

Secondary

Hampton High

Not yet inspected · Inspected Oct 2024 · 23 min walk

P8: -0.31A8: 47.6

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 69 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 · 2.6km

Crime is +334% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£255,000

Median sale price

Bottom 25% — 51% below London median

£255,000 is 51% below the London median (£520,000)

-7.8%

This year

Terraced

Dominant type

Price history

5-year change
-49.0%
Sales (24 months)5
New build0.0%
Avg terraced£535,000
Avg flat£255,000
Price per m²£3,244/m²
Price per ft²£301/ft²
Avg floor area79.5 m²

EPC breakdown

B
3%
C
7%
D
7%
E
5%

Based on 22 properties · Confidence: medium

Street mix

Semi 2%Terraced 56%Detached 2%Flat 35%Other 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

Stamp duty

Standard buyer£250
First-time buyerFTB
£0
Additional propertyBTL/2nd
£7,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

5.7×

Price-to-income

£1,276/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£198,750
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)
Roof(another dwelling above)
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

1995–2025 · CAGR

+4.1%

Total change

+237%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.3%

per year

Acceleration

-7.68

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £150k–£175k · 51 sales

Property Type Mix

Total: 51 sales

Detached2%
Semi-detached2%
Terraced58.8%
Flat/maisonette37.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£141k+102.5%3.5
Post-dot-com plateau2001–2003£123k£233k+89%1.3
Pre-crash peak2005–2007£229k£300k+31%4.3
GFC & correction2009–2012£245k£305k+24.5%1
Help-to-Buy recovery2013–2016£312k£552k+76.8%2
Brexit uncertainty2019–2019£500k£500k+0%1
Pandemic surge2021–2021£500k£500k+0%3
Rate-rise correction2022–2023£479k£275k-42.5%1.5
Current market2024–2025£265k£235k-11.3%2.5

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
5.3%
District
5.3%
Terraced+0% α
Local
6.6%
District
6.6%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

71out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing10
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
7 min walk
Hounslow Central Underground StationPiccadilly
80 min walk
Hounslow East Underground StationPiccadilly
83 min walk
Hounslow West Underground StationPiccadilly
85 min walk
Richmond (London) Rail StationMildmay · South Western Railway
87 min walk
No bus stops within 400m

24

Walkability score

38

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 park48m
Santander docks (800m)0
Nearest cycle dock10.5 km

Nearby car parks

🅿️
The Bell Inn
195m

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: 17.7 km away✗ Not Green Belt✗ Not AONB46% green spaceTree canopy: 43%
More green space than 94% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 2.2 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

1

Care homes (1km)

Nearest hospitalMolesey Community Hospital · 1.9 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

61

Parks (1km)

5

Restaurants (800m)

6

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

13

Sports (1km)

2

Convenience

Nearest supermarketTesco · 1.6 km
6 tennis courts4 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
782 licensed premises in borough301 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

263m

Post office

Nearby shops

Cheese and Wine154 m
St John's242 m
Today's Local649 m

Nearby cafes

Chino's Cafe191 m
Cornicello514 m
Grind & Steam521 m
Village Grill551 m

Nearby restaurants

Ruchi157 m
Riverside Indian Cuisine157 m
Marini's442 m
Monafs452 m

Nearby pubs

Jolly Coopers Pub167 m
The Bell Inn201 m
The World's End221 m

Nearby gyms

Curves112 m
Beveree Stadium132 m
Hampton Sailing Club226 m
Hampton Outdoor Swimming Pool653 m

Nearby health

Nature's Medicine520 m
Refresh Dental567 m
Food hygiene (5-star)58% of 19

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

53

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
7.8% (high)London avg: 3.8%Strong yield — top 6% of London
Gentrification score11/100
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

46.4

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,485m
Crossrail 2 route11,019m

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%
Price vs London-51.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
56
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
12
Local approval rate
53%
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)
5
Largest scheme
72 homes · THAMES CLOSE, TW12
Pipeline pressure
NONE

Named schemes (500m)

THAMES CLOSE, TW1272 homes
completed
18, 22, Church Street, TW12 2EG14 homes
completed
63, 63, ORMOND AVENUE, TW1212 homes
completed
13-25, 13-25, HIGH STREET, TW12 2SQ10 homes
completed
1, 1, High Street, Y, TW12 2SQ7 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£255,000)

£250

Standard buyer

£0

First-time buyer

Save £250

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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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 2BT

Full postcodeTW12 2BT
Postcode districtTW12
BoroughLondon Borough of Richmond upon Thames
WardHampton
Latitude51.414016
Longitude-0.364306
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