Hampton · Richmond upon Thames · Twickenham constituency · 51.41701, -0.37474

TW12 2JB— Hampton, Richmond upon Thames

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

Strong, well-rated schools nearby

 

Schools 100%Safety 10/100Transport 36/100Low yield 3.07%

Best for: Most buyers

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

Liveability
44
Safety
10
Schools
100
Transport
36
Environment
60
Investment
43

The bottom line

TW12 2JB offers exceptional schools (100% Good/Outstanding) at £650,000 median — strong value for Most buyers 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 2JB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+25.0% vs London avg
vs London income+7.4% vs London avg
vs London crime+669.0% vs London avg

Deep-dive guides for TW12 2JB

🛡️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 high crime

“Strong, well-rated schools nearby”

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How TW12 2JB 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 · 2 min walk

KS2: 106.5

—

Secondary

Hampton High

Not yet inspected · Inspected Oct 2024 · 17 min walk

P8: -0.31A8: 47.6

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 113 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 offences35%
Other34%
Anti-social behaviour14%
Vehicle crime6%
Drug offences6%
Burglary3%
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

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

£650,000

Median sale price

Above London median by 25%

£650,000 is 25% above the London median (£520,000)

+27.5%

This year

Terraced

Dominant type

Price history

5-year change
+4.4%
Sales (24 months)5
New build0.0%
Avg terraced£650,000
Price per m²£8,497/m²
Price per ft²£789/ft²
Avg floor area78.9 m²

EPC breakdown

C
10%
D
27%
E
1%
G
1%

Based on 39 properties · Confidence: high

Street mix

Terraced 100%

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£20,000
First-time buyerFTB
£20,000
Additional propertyBTL/2nd
£39,500

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

14.4×

Price-to-income

£3,252/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£197,250
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, no insulation (assumed)
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

1995–2026 · CAGR

+6.6%

Total change

+619%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.9%

per year

Acceleration

+3.19

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 113 sales

Property Type Mix

Total: 113 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£89k£175k+98%6.2
Post-dot-com plateau2001–2004£203k£248k+22.7%4.8
Pre-crash peak2005–2007£261k£315k+20.9%2.7
GFC & correction2008–2012£320k£335k+4.7%2.6
Help-to-Buy recovery2013–2016£404k£571k+41.5%2.8
Brexit uncertainty2018–2019£605k£570k-5.8%2
Pandemic surge2020–2021£615k£622k+1.2%5.5
Rate-rise correction2022–2023£588k£610k+3.8%2.5
Current market2024–2026£685k£638k-6.9%1.7

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.9%
District
6.9%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing1
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Hampton (London)→ Waterloo· 4 tph
36 min

Nearby stations

Hampton (London)National Rail
3 min walk
Hounslow Central Underground StationPiccadilly
76 min walk
Hounslow West Underground StationPiccadilly
79 min walk
Hounslow East Underground StationPiccadilly
80 min walk
Hatton Cross Underground StationPiccadilly
81 min walk
No bus stops within 400m

26

Walkability score

62

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

11

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)8
Nearest car park56m
Santander docks (800m)0
Nearest cycle dock11.0 km

Nearby car parks

🅿️
Staff Parking
268m

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: 18.2 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Kempton Park Reservoirs SSSI — 1.4 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

35 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 · 2.2 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

8

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The World's End (583 m)

Nearest supermarketTesco · 2.3 km
6 tennis courts1 swimming pools2 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)

540m

Post office

Nearby shops

Today's Local221 m
Everydays397 m
St John's561 m
Cheese and Wine653 m

Nearby cafes

Dempsey's Cafe216 m
Nemo Cafe233 m
Taste270 m
Village Grill271 m

Nearby restaurants

Hampton Tandoori218 m
Sushi Manga220 m
Plenty251 m
Prime263 m

Nearby pubs

The World's End583 m
The Royal Oak847 m
The Hampton1.0 km

Nearby gyms

Curves689 m
Millennium Boathouse810 m

Nearby pharmacies

The Hampton Pharmacy1.1 km

Nearby health

Refresh Dental244 m
Nature's Medicine297 m
Food hygiene (5-star)60% of 30

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

43

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
3.1% (average)London avg: 3.8%Below average yield — bottom 61%
Gentrification score18/100
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

50.7

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,995m
Crossrail 2 route11,725m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,946 nationally

1,782

Est. population

4,909/km²

56%

Employed

40%

Degree educated

£45,100

Median income

5.4%

Claimant rate

SuburbanMedium densityEstablished mixed

47

Community stability

Age profile

24%
16%
23%
20%
17%
Under 1824%
18–3416%
35–4924%
50–6420%
65+17%

Tenure

17%
25%
15%
42%
Own outright17%
Own (mortgage)25%
Private rent15%
Social rent42%
Shared ownership0%
Rent free0%

Ethnicity

68%
14%
White British68%
White Other14%
Asian8%
Black3%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine21%
No car household29%
Unemployed4%
No qualifications20%

Housing tenure (Census 2021)

Social rent43%
Private rent15%

vs. London

Income vs London+7.4%
Price vs London+25.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
18
Local approval rate
89%
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
87 homes · LAND AT HAMPTON FILTER BEDS, LAND AT HAMPTON FILTER BEDS, UPPER SUNBURY ROAD, TW12
Pipeline pressure
NONE

Named schemes (500m)

40-42, 40-42, Holly Bush Lane, Hampton, TW12 2QS12 homes
completed
LAND ADJACENT, STATION PLATFORM, LAND ADJACENT, STATION PLATFORM, STATION ROAD, HAMPTON, TW1210 homes
completed
139 - 143 Station Road Hampton TW12 2AL9 homes
completed
75 - 79, 75 - 79, Percy Road, TW129 homes
completed
9, 9, Tudor Road, 27 Milton Road, TW127 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 (£650,000)

£20,000

Standard buyer

£20,000

First-time buyer

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:

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Key facts for TW12 2JB

Full postcodeTW12 2JB
Postcode districtTW12
BoroughLondon Borough of Richmond upon Thames
WardHampton
Latitude51.417012
Longitude-0.374741
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