Hampton · Richmond upon Thames · Twickenham constituency · 51.41332, -0.36645

TW12 2DP— Hampton, Richmond upon Thames

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

Strong, well-rated schools nearby

 

Schools 100%Safety 10/100Transport 26/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Owner-occupiers

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

Liveability
50
Safety
10
Schools
100
Transport
26
Environment
68
Investment
36

The bottom line

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

The catch: 70 min to waterloo — above average for this zone.

Less suited to Families.

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Location

TW12 2DP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+7.4% vs London avg
vs London crime+669.0% vs London avg

Deep-dive guides for TW12 2DP

🛡️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🌿 Green Lung⚠️ Very high crime

“Strong, well-rated schools nearby”

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How TW12 2DP 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 · 7 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 · 70 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

500.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+845% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Violence & sexual offences33%
Other32%
Anti-social behaviour16%
Vehicle crime10%
Burglary5%
Drug offences4%
Robbery1%
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 +669% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£7,020/m²
Price per ft²£652/ft²
Avg floor area97.2 m²

EPC breakdown

C
7%
D
3%
E
2%

Based on 12 properties · Confidence: medium

Street mix

Semi 20%Terraced 80%

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£243,000
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
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

+5.4%

Total change

+388%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.5%

per year

Acceleration

-27.60

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 35 sales

Property Type Mix

Total: 35 sales

Semi-detached20%
Terraced80%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£140k£263k+87.5%1.7
Post-dot-com plateau2001–2002£236k£238k+0.6%2.5
Pre-crash peak2005–2007£291k£430k+48%1.3
GFC & correction2008–2009£350k£325k-7.1%2
Help-to-Buy recovery2013–2016£575k£563k-2.2%1.3
Pandemic surge2020–2021£638k£593k-7.1%2
Rate-rise correction2022–2022£724k£724k+0%2
Current market2025–2025£684k£684k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7%
District
7%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

59out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing1
Trend Position75

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
6 min walk
Hounslow Central Underground StationPiccadilly
81 min walk
Hounslow East Underground StationPiccadilly
84 min walk
Hounslow West Underground StationPiccadilly
85 min walk
Hatton Cross Underground StationPiccadilly
89 min walk
No bus stops within 400m

23

Walkability score

34

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge79 min ↑
Victoria75 min ↑
Waterloo ★70 min
Canary Wharf89 min ↑
City79 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 park198m
Santander docks (800m)0
Nearest cycle dock10.6 km

Nearby car parks

🅿️
The Bell Inn
325m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.9 km away✗ Not Green Belt✗ Not AONB38% green spaceTree canopy: 10%
More green space than 91% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 2.1 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

37 min walk

88%

Recommend GP

88%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalMolesey Community Hospital · 1.8 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

59

Parks (1km)

7

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

2

Convenience

Nearest supermarketTesco · 1.6 km
4 tennis courts2 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)

232m

Post office

Nearby shops

Cheese and Wine184 m
St John's218 m
Today's Local530 m

Nearby cafes

Chino's Cafe194 m
Grind & Steam468 m
Nemo Cafe479 m
Cornicello491 m

Nearby restaurants

Ruchi159 m
Riverside Indian Cuisine279 m
Marini's362 m
Monafs370 m

Nearby pubs

The World's End208 m
Jolly Coopers Pub310 m
The Bell Inn317 m

Nearby gyms

Curves153 m
Hampton Sailing Club260 m
Beveree Stadium288 m
Millennium Boathouse720 m

Nearby health

Nature's Medicine464 m
Refresh Dental466 m
Food hygiene (5-star)62% of 29

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

36

Investment score

Weak

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

Low gross yield (2.9%) 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
2.9% (low)London avg: 3.8%Below average yield — bottom 64%
Gentrification score22/100
Sales last 12 months2

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

17/100

Velocity score

Future outlook

52.7

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,653m
Crossrail 2 route11,174m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,731 nationally

1,702

Est. population

484/km²

57%

Employed

61%

Degree educated

£45,100

Median income

2.5%

Claimant rate

SuburbanLow densityOwner occupiers / families

51

Community stability

Age profile

15%
14%
20%
26%
25%
Under 1815%
18–3414%
35–4920%
50–6426%
65+25%

Tenure

48%
23%
26%
Own outright48%
Own (mortgage)23%
Private rent26%
Social rent3%
Shared ownership1%

Ethnicity

73%
White British73%
White Other12%
Asian9%
Black1%
Mixed4%
Other1%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine8%
No car household16%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent26%
Social rent3%

vs. London

Income vs London+7.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
43
Live planning apps (800m)
17
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
13
Local approval rate
64%
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)
3
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
13-25, 13-25, HIGH STREET, TW12 2SQ10 homes
completed
1, 1, High Street, Y, TW12 2SQ7 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 2DP

Full postcodeTW12 2DP
Postcode districtTW12
BoroughLondon Borough of Richmond upon Thames
WardHampton
Latitude51.413318
Longitude-0.366445
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