Hampton · Richmond upon Thames · Twickenham constituency · 51.40952, -0.35266

TW12 2HA— Hampton, Richmond upon Thames

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

More green space than most of London

 

Safety 10/100Transport 18/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
44
Safety
10
Schools
—
Transport
18
Environment
86
Investment
38

The bottom line

TW12 2HA offers a green environment — strong value for Owner-occupiers who can accept its trade-offs.

The catches: high noise levels nearby and 66 min to waterloo — above average for this zone.

Less suited to Families.

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Location

TW12 2HA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: FairInvestment 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 2HA

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

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Postcode Personality

🌿 Green Lung⚠️ Very high crime

“More green space than most of London”

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How TW12 2HA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Carlisle Infant School

Not yet inspected · 21 min walk

—

Secondary

Hampton High

Not yet inspected · Inspected Oct 2024 · 33 min walk

P8: -0.31A8: 47.6

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 57 min walk

0 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

92

Road safety score

4

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Twickenham Fire Station · 2.9km

Crime is +669% 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£6,092/m²
Price per ft²£566/ft²
Avg floor area95.2 m²

EPC breakdown

B
2%
C
5%
D
2%
E
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 15%Terraced 19%Detached 19%Flat 19%Other 27%

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£238,000
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsTimber frame, as built, insulated (assumed)
RoofFlat, 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

1997–2025 · CAGR

+7.3%

Total change

+620%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.5%

per year

Acceleration

+10.33

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £700k+ · 18 sales

Property Type Mix

Total: 18 sales

Detached27.8%
Semi-detached22.2%
Terraced27.8%
Flat/maisonette22.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£81k£225k+179.5%2
Post-dot-com plateau2002–2003£140k£163k+16.8%1
Pre-crash peak2006–2006£240k£240k+0%3
GFC & correction2008–2008£248k£248k+0%1
Help-to-Buy recovery2016–2016£327k£327k+0%1
Brexit uncertainty2019–2019£745k£745k+0%1
Pandemic surge2021–2021£620k£620k+0%3
Current market2025–2025£580k£580k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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 Court→ Waterloo· 2 tph
40 min

Nearby stations

Hampton CourtNational Rail
13 min walk
Richmond (London) Rail StationSouth Western Railway · Mildmay
87 min walk
Hounslow Central Underground StationPiccadilly
87 min walk
Richmond Underground StationDistrict
87 min walk
Hounslow East Underground StationPiccadilly
89 min walk
No bus stops within 400m

19

Walkability score

42

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge75 min ↑
Victoria72 min ↑
Waterloo ★66 min
Canary Wharf85 min ↑
City76 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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)122
Nearest car park136m
Santander docks (800m)0
Nearest cycle dock10.0 km

Nearby car parks

🅿️
Hampton Court Green122 spaces
476m
🅿️
The Bell Inn
758m

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: 17.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 52%
More green space than 99% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 1.3 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

42 min walk

88%

Recommend GP

88%

Overall GP experience

0

GPs within 1km

Dentists within 1km

Nearest hospitalMolesey Community Hospital · 1.9 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

72

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Bell Inn (751 m)

No restaurants within 800m — nearest: Riverside Indian Cuisine (796 m)

Nearest supermarketTesco · 1.1 km
2 tennis courts1 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)

1.0km

Post office

Nearby shops

Londis476 m
Mada Deli940 m
Peter J Dale953 m
The Vineking969 m

Nearby cafes

Miss Polly Riverside125 m
Eight On The River273 m
The Molesey Lock Cafe686 m
Dish927 m

Nearby restaurants

Riverside Indian Cuisine796 m
Zizzi923 m
Henry's Kitchen937 m
Siam Paragon944 m

Nearby pubs

The Bell Inn751 m
Jolly Coopers Pub791 m
Prince of Wales945 m
The Poyntz Arms1.0 km

Nearby gyms

Molesey Boat Club279 m
Hampton Sailing Club791 m
Hampton Outdoor Swimming Pool1.0 km

Nearby health

Smilessence1.0 km

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

38

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
3.4% (average)London avg: 3.8%Below average yield — bottom 51%
Gentrification score19/100
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

48.5

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,999m
Crossrail 2 route10,264m

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)
7
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
4
Local approval rate
20%
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)
0
Largest scheme
7 homes · Carpenters Autos, Carpenters Autos, Hampton Court Road, KT8 9BP
Pipeline pressure
NONE

Named schemes (500m)

Fortiter, Fortiter, Hampton Court Road, KT8 9BP1 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 2HA

Full postcodeTW12 2HA
Postcode districtTW12
BoroughLondon Borough of Richmond upon Thames
WardHampton
Latitude51.409519
Longitude-0.352662
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