The bottom line
TW12 2LY offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.
The catch: 75 min to waterloo — above average for this zone.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how TW12 2LY scores on each.
Toggle a question above to see how TW12 2LY meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for TW12 2LY
✨ Get your personal match score
Tell us what matters — safety, schools, transport — and we'll score every postcode for you.
Postcode Personality
“Strong, well-rated schools nearby”
How TW12 2LY has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
60
Education score
Primary
Carlisle Infant School
Not yet inspected · 5 min walk
Secondary
Hampton High
Not yet inspected · Inspected Oct 2024 · 10 min walk
100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km
Childcare
Childcare
Greenfields Nursery School and Children's Centre
Not inspected · 107 min walk
6 primaries · 1 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
20.3 incidents per 1,000 residents
-62% vs borough
Crime by type
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 · 2.1km
Crime is 69% below London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 24 properties · Confidence: medium
Street mix
LHA rates — Outer South West London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1996–2021 · CAGR
+8%
Total change
+589%
Market Activity
Price Velocity & Acceleration
Current Velocity
+63.8%
per year
Acceleration
+95.82
change in velocity
Market State
Strong growth
Price Distribution
P25: £200k–£250k · P75: £500k–£600k · 10 sales
Property Type Mix
Total: 10 sales
By decade
1990s
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1996–1998 | £202k | £355k | +75.5% | 1.5 |
| Post-dot-com plateau | 2002–2002 | £550k | £550k | +0% | 1 |
| Help-to-Buy recovery | 2016–2016 | £1.25m | £1.25m | +0% | 1 |
| Brexit uncertainty | 2019–2019 | £850k | £850k | +0% | 1 |
| Pandemic surge | 2021–2021 | £1.39m | £1.39m | +0% | 4 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Detached
+0% alpha
CAGR over 25yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
17
Walkability score
26
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
8
Car parks (800m)
1
EV chargers (800m)
Nearby car parks
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Kempton Park Reservoirs SSSI — 1.5 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
STAINES ROAD MEDICAL CENTRE
325 STAINES ROAD, TW2 5AU
26 min walk
88%
Recommend GP
88%
Overall GP experience
0
GPs within 1km
4
Dentists within 1km
3
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
108
Parks (1km)
6
Restaurants (800m)
5
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
1
Gyms (1km)
38
Sports (1km)
0
Convenience
No pubs within 400m — nearest: The Hampton (684 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
774m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
49
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
47.8
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 10/10
Least deprived
Index of Multiple Deprivation
Rank: 32,439 nationally
1,630
Est. population
5,872/km²
62%
Employed
62%
Degree educated
£45,100
Median income
1.3%
Claimant rate
58
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
Live in TW12 2LY? Rate your area
Help future residents make better decisions. Takes 30 seconds.
Compare Richmond upon Thames with nearby boroughs: