TW12 2LB is in Hampton, in the London Borough of Richmond upon Thames. It is located at coordinates 51.41667, -0.37413.

What borough is TW12 2LB in?

TW12 2LB is in the London Borough of Richmond upon Thames.

Is TW12 2LB in London?

Yes, TW12 2LB is in London. It is located in Hampton, in the London Borough of Richmond upon Thames.

TW12 2LB has a very high crime rate (500.0 incidents per 1,000 residents). Crime levels are stable. It is in the London Borough of Richmond upon Thames.

How good is transport in TW12 2LB?

TW12 2LB has a PTAL (Public Transport Accessibility Level) of 2, on a scale of 1a (lowest) to 6b (highest). There are 0 bus routes serving the area.

What are the schools like near TW12 2LB?

The nearest primary school to TW12 2LB is Hampton Junior School rated Outstanding by Ofsted. The nearest secondary school is Hampton High (Ofsted: Not yet inspected). LondonIQ shows Ofsted ratings and exam scores for all nearby schools.

What is the liveability score for TW12 2LB?

TW12 2LB has a liveability score of 45/100, placing it in the top 97% of London postcodes. The score combines safety, transport, schools, environment, and amenities data.

TW12 2LB — Hampton (London) Station, Crime & Schools

The bottom line

TW12 2LB offers exceptional schools (100% Good/Outstanding) — 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

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban

MediumEstablished mixed

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 2LB

🛡️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 2LB 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 · 1 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

Greenfields Nursery School and Children's Centre

Not inspected · 114 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

Accidents (5yr)

Serious within 200m

Fire risk

LOW

Risk band

Incidents (1yr)

Incidents (5yr)

Nearest station: Twickenham Fire Station · 2.8km

Crime is +669% above London average

Property

Prices, sales volume and market trends

Avg floor area65.2 m²

EPC breakdown

Based on 6 properties · Confidence: low

Street mix

Flat 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

Current mortgage rates

2-year fixed4.58%

5-year fixed4.32%

SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield853 kWh/kWp/yr

Rebuild cost estimate£163,000

Rebuild cost per m²£2,500/m²

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

Construction era1967-1975

WallsCavity wall, filled cavity

Roof(another dwelling above)

Heating fuelmains gas (not community)

GlazingFully double glazed

Council tax band Band DAnnual charge £2,178

Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2022 · CAGR

+6.4%

Total change

+368%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.4%

per year

Acceleration

-68.85

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

Era	Period	Start price	End price	Change	Avg sales/yr
Late-1990s boom	1997–1999	£70k	£116k	+66.8%	1
Post-dot-com plateau	2001–2001	£145k	£145k	+0%	1
Pre-crash peak	2006–2007	£195k	£235k	+20.5%	1
GFC & correction	2012–2012	£225k	£225k	+0%	1
Help-to-Buy recovery	2016–2016	£359k	£359k	+0%	2
Rate-rise correction	2022–2022	£325k	£325k	+0%	1

Buyer vs Seller Score

Composite market conditions index 0–100

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

Below London average

Hampton (London)→ Waterloo· 4 tph

36 min

Nearby stations

Hampton (London)National Rail

2 min walk

Hounslow Central Underground StationPiccadilly

76 min walk

Hounslow West Underground StationPiccadilly

80 min walk

Hounslow East Underground StationPiccadilly

80 min walk

Hatton Cross Underground StationPiccadilly

82 min walk

No bus stops within 400m

Walkability score

Footpaths (500m)

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

Car parks (800m)

EV chargers (800m)

Total spaces (800m)8

Nearest car park24m

Santander docks (800m)0

Nearest cycle dock11.0 km

Nearby car parks

🅿️

Staff Parking

317m

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 AONB9% green spaceTree canopy: 10%

Below average green space

Nearest SSSI: Kempton Park Reservoirs SSSI — 1.5 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

GPs within 1km

Dentists within 1km

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

Parks (1km)

Restaurants (800m)

Cafes (800m)

Pubs (400m)

Pharmacies (800m)

Gyms (1km)

Sports (1km)

Convenience

No pubs within 400m — nearest: The World's End (531 m)

Nearest supermarketTesco · 2.2 km

7 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

Nightclubs

Late-night venues

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

Libraries (1km)

Cinemas (2km)

488m

Post office

Nearby shops

Today's Local171 m

Everydays451 m

St John's509 m

Cheese and Wine600 m

Nearby cafes

Dempsey's Cafe170 m

Nemo Cafe179 m

Village Grill228 m

Taste229 m

Nearby restaurants

Hampton Tandoori169 m

Sushi Manga173 m

Plenty194 m

Prime207 m

Nearby pubs

The World's End531 m

The Royal Oak902 m

The Hampton1.1 km

Nearby gyms

Curves635 m

Beveree Stadium770 m

Millennium Boathouse775 m

Nearby pharmacies

The Hampton Pharmacy1.1 km

Nearby health

Refresh Dental187 m

Nature's Medicine252 m

Food hygiene (5-star)56% of 32

Business

Local businesses registered here

Active businesses

New (last 12 months)

Dissolved (last 12 months)

Industry diversity

3yr survival rate

100.0%

High street

High street health

Investment

Investment grade, yield and market outlook

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

Gentrification score17/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Future outlook

25.4

Price growth score

High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100

Bakerloo Extension route20,973m

Crossrail 2 route11,684m

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

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%

Planning

Conservation areas and development

Conservation area

Article 4 area

Listed buildings (800m)

Live planning apps (800m)

Development activity

high

Residential apps (800m)

Commercial apps (800m)

Major developments (800m)

Planning apps (12 months)

Planning apps (3 years)

Local approval rate

78%

Borough approval rate

65%

Opportunity area

CIL rate (residential)

£200/m²

Coal mining risk area

Japanese knotweed sites (400m)

Housing pipeline (800m)

Homes approved

Under construction

Completed (3yr)

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

75 - 79, 75 - 79, Percy Road, TW129 homes

completed

139 - 143 Station Road Hampton TW12 2AL9 homes

completed

Abbey Court, Abbey Court, Percy Road, TW12 2JX7 homes

completed

Politics

Local councillors and MP

Ward majority

Lib Dems

Ward majority vote

18.5%

Ward turnout

54%

Election year

2026

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 Hounslow Richmond upon Thames vs Barnet Richmond upon Thames vs Kingston Upon Thames Richmond upon Thames vs Wandsworth

Key facts for TW12 2LB

Full postcodeTW12 2LB

Postcode districtTW12

BoroughLondon Borough of Richmond upon Thames

WardHampton

Latitude51.416671

Longitude-0.374135

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

Transport

for London

NHS

Digital

Companies

House

Royal

Mail

Food Standards

Agency

Ofcom

Met

Office

Ordnance

Survey

TW12 2LB— Hampton, Richmond upon Thames

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

Location

Area Profile & Benchmarks

How TW12 2LB has changed

Schools

Safety

Property

Market History

Buyer vs Seller Score

Transport

Parking & EV

Environment

Climate

Health

Amenities

Business

Investment

Demographics

Planning

Politics

Resident Reviews

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Frequently asked questions

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Key facts for TW12 2LB

Trusted official data sources

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