Hampton · Richmond upon Thames · Twickenham constituency · 51.41865, -0.36856

TW12 2LP— Hampton, Richmond upon Thames

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

Strong, well-rated schools nearby

 

Bottom 25% LondonSchools 100%Safety 88/100Transport 34/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
69
Safety
88
Schools
100
Transport
34
Environment
61
Investment
31

The bottom line

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

The catch: 53 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

TW12 2LP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+7.4% vs London avg
vs London crime-69.0% vs London avg

Deep-dive guides for TW12 2LP

🛡️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 Safe

“Strong, well-rated schools nearby”

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How TW12 2LP 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 · 5 min walk

KS2: 106.5

—

Secondary

Hampton High

Not yet inspected · Inspected Oct 2024 · 15 min walk

P8: -0.31A8: 47.6

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Surbiton Hill Nursery School

Not inspected · 75 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

20.3 incidents per 1,000 residents

Better than 86% of London
→ Stable

-62% vs borough

Crime by type

Other45%
Anti-social behaviour18%
Vehicle crime15%
Violence & sexual offences15%
Burglary6%
Drug offences0%
Theft0%
Robbery0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Twickenham Fire Station · 2.3km

Crime is 69% below 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£5,512/m²
Price per ft²£512/ft²
Avg floor area138.3 m²

EPC breakdown

B
3%
C
5%
D
10%
E
9%
F
3%

Based on 30 properties · Confidence: high

Street mix

Semi 39%Detached 51%Flat 5%Other 5%

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£345,750
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £3,146
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+5.2%

Total change

+341%

Market Activity

Price Velocity & Acceleration

Current Velocity

+19.8%

per year

Acceleration

+26.13

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 39 sales

Property Type Mix

Total: 39 sales

Detached53.8%
Semi-detached41%
Flat/maisonette5.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£261k£190k-27.2%1.5
Post-dot-com plateau2001–2004£605k£785k+29.8%1.3
Pre-crash peak2005–2007£648k£830k+28.2%4.3
GFC & correction2008–2011£813k£685k-15.7%1.7
Help-to-Buy recovery2013–2016£900k£910k+1.1%1.7
Brexit uncertainty2017–2018£1.29m£895k-30.8%1.5
Pandemic surge2021–2021£1.81m£1.81m+0%2
Rate-rise correction2023–2023£1.02m£1.02m+0%1
Current market2024–2025£960k£1.15m+19.8%1.5

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Detached+0% α
Local
8.9%
District
8.9%
Semi-detached+0% α
Local
8%
District
8%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
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
5 min walk
Hounslow Central Underground StationPiccadilly
73 min walk
Hounslow East Underground StationPiccadilly
77 min walk
Hounslow West Underground StationPiccadilly
78 min walk
Hatton Cross Underground StationPiccadilly
82 min walk
No bus stops within 400m

23

Walkability score

29

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

12

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)8
Nearest car park329m
Santander docks (800m)0
Nearest cycle dock10.5 km

Nearby car parks

🅿️
Staff Parking
511m
🅿️
The Bell Inn
764m

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: 17.7 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Kempton Park Reservoirs SSSI — 1.7 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

31 min walk

88%

Recommend GP

88%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalTeddington Memorial Hospital · 2.1 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

63

Parks (1km)

8

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

17

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The World's End (405 m)

Nearest supermarketTesco · 2.2 km
13 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)

380m

Post office

Nearby shops

St John's394 m
Cheese and Wine451 m
Today's Local513 m

Nearby cafes

Cornicello166 m
Taste252 m
Grind & Steam253 m
Village Grill262 m

Nearby restaurants

Hampton Spice250 m
Marini's354 m
Monafs357 m
Prime406 m

Nearby pubs

The World's End405 m
Jolly Coopers Pub726 m
The Bell Inn780 m

Nearby gyms

Curves495 m
Beveree Stadium539 m
Hampton Outdoor Swimming Pool735 m
Hampton Sailing Club817 m

Nearby health

Nature's Medicine264 m
Refresh Dental418 m
Food hygiene (5-star)68% of 31

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

A

High street health

Investment

Investment grade, yield and market outlook

31

Investment score

Weak

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

Low gross yield (2.8%) 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
2.8% (low)London avg: 3.8%Below average yield — bottom 67%
Gentrification score23/100
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

64.5

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,528m
Crossrail 2 route11,288m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,439 nationally

1,630

Est. population

5,872/km²

62%

Employed

62%

Degree educated

£45,100

Median income

1.3%

Claimant rate

SuburbanMedium densityOwner occupiers / families

58

Community stability

Age profile

26%
22%
22%
20%
Under 1826%
18–3410%
35–4922%
50–6422%
65+20%

Tenure

38%
42%
14%
Own outright38%
Own (mortgage)42%
Private rent14%
Social rent5%
Shared ownership1%
Rent free1%

Ethnicity

76%
White British76%
White Other10%
Asian7%
Black1%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine8%
No car household12%
Unemployed2%
No qualifications8%

Housing tenure (Census 2021)

Private rent14%
Social rent5%

vs. London

Income vs London+7.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
24
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
21
Local approval rate
92%
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)
8
Largest scheme
14 homes · 113-117, 113-117, Broad Lane, Hampton, TW12
Pipeline pressure
NONE

Named schemes (500m)

63, 63, ORMOND AVENUE, TW1212 homes
completed
9, 9, Tudor Road, 27 Milton Road, TW127 homes
completed
Hampton Delivery Office Rosehill Hampton TW12 2AA6 homes
completed
Albion House, 113, Albion House, 113, Station Road, TW12 2AL5 homes
completed
Rosehill Depot Site, Rosehill Depot Site, Oldfield Road, Hampton, TW12 2AE5 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:

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Key facts for TW12 2LP

Full postcodeTW12 2LP
Postcode districtTW12
BoroughLondon Borough of Richmond upon Thames
WardHampton
Latitude51.418653
Longitude-0.368556
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