Hampton · Richmond upon Thames · Twickenham constituency · 51.41395, -0.36067

TW12 2EB— Hampton, Richmond upon Thames

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

Strong, well-rated schools nearby

 

Schools 100%Safety 10/100Transport 21/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
48
Safety
10
Schools
60
Transport
21
Environment
86
Investment
28

The bottom line

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

The catches: high noise levels nearby and 70 min to waterloo — above average for this zone.

Less suited to Families.

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Location

TW12 2EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for TW12 2EB

🛡️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 2EB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Carlisle Infant School

Not yet inspected · 13 min walk

—

Secondary

Hampton High

Not yet inspected · Inspected Oct 2024 · 24 min walk

P8: -0.31A8: 47.6

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 · 66 min walk

1 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

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Twickenham Fire Station · 2.5km

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£9,954/m²
Price per ft²£925/ft²
Avg floor area105 m²

EPC breakdown

C
7%
D
7%
E
6%
F
1%

Based on 21 properties · Confidence: medium

Street mix

Semi 28%Detached 41%Flat 28%Other 3%

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£262,500
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, insulated (assumed)
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

1996–2026 · CAGR

+9.1%

Total change

+1281%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.5%

per year

Acceleration

+8.52

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £250k–£300k · 29 sales

Property Type Mix

Total: 29 sales

Detached37.9%
Semi-detached31%
Flat/maisonette31%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£70k£295k+324.5%2.7
Post-dot-com plateau2004–2004£421k£421k+0%1
Pre-crash peak2005–2006£185k£999k+440%3
GFC & correction2011–2012£439k£190k-56.7%2.5
Help-to-Buy recovery2013–2016£175k£755k+331.4%1.3
Brexit uncertainty2018–2018£1.10m£1.10m+0%1
Pandemic surge2020–2020£530k£530k+0%1
Rate-rise correction2022–2022£920k£920k+0%1
Current market2024–2026£901k£960k+6.5%1

Price Trajectory by Type

DetachedFlat/maisonette

Per-type alpha vs district

Best performer

Detached

+0% alpha

Weakest performer

Flat/maisonette

+0% alpha

Detached+0% α
Local
86.2%
District
86.2%
Flat/maisonette+0% α
Local
-0.2%
District
-0.2%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing5
Trend Position40

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
10 min walk
Hounslow Central Underground StationPiccadilly
80 min walk
Hounslow East Underground StationPiccadilly
83 min walk
Richmond (London) Rail StationSouth Western Railway · Mildmay
85 min walk
Hounslow West Underground StationPiccadilly
86 min walk
No bus stops within 400m

21

Walkability score

48

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge78 min ↑
Victoria76 min ↑
Waterloo ★70 min
Canary Wharf88 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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park109m
Santander docks (800m)0
Nearest cycle dock10.3 km

Nearby car parks

🅿️
The Bell Inn
109m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 43%
More green space than 99% of London

Nearest SSSI: Bushy Park and Home Park 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

36 min walk

88%

Recommend GP

88%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTeddington Memorial Hospital · 1.9 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

55

Parks (1km)

2

Restaurants (800m)

3

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarketTesco · 1.6 km
1 tennis courts3 swimming pools2 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)

497m

Post office

Nearby shops

Cheese and Wine384 m
St John's476 m

Nearby cafes

Chino's Cafe423 m
Sun Deck Cafe535 m
Cornicello719 m
Grind & Steam746 m

Nearby restaurants

Riverside Indian Cuisine146 m
Ruchi397 m
Marini's683 m
Monafs694 m

Nearby pubs

Jolly Coopers Pub103 m
The Bell Inn136 m
The World's End454 m

Nearby gyms

Beveree Stadium225 m
Hampton Sailing Club273 m
Curves352 m
Hampton Outdoor Swimming Pool523 m

Nearby health

Nature's Medicine747 m
Food hygiene (5-star)40% of 10

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

28

Investment score

Weak

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

Low gross yield (2.1%) 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
2.1% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score20/100
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

53.6

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,262m
Crossrail 2 route10,768m

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)
47
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
9
Local approval rate
54%
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)
4
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
13-25, 13-25, HIGH STREET, TW12 2SQ10 homes
completed
1, 1, High Street, Y, TW12 2SQ7 homes
completed
70, 70, High Street, Hampton, TW12 2SW7 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 2EB

Full postcodeTW12 2EB
Postcode districtTW12
BoroughLondon Borough of Richmond upon Thames
WardHampton
Latitude51.413948
Longitude-0.360671
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