Hampton · Richmond upon Thames · Twickenham constituency · 51.42164, -0.37288

TW12 2NE— Hampton, Richmond upon Thames

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

Strong, well-rated schools nearby

 

Schools 100%Safety 87/100Transport 24/100~4% 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
65
Safety
87
Schools
100
Transport
24
Environment
59
Investment
37

The bottom line

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

The catch: 73 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

TW12 2NE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+7.4% vs London avg
vs London crime-56.0% vs London avg

Deep-dive guides for TW12 2NE

🛡️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 2NE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Hampton Infant School and Nursery

Outstanding · Inspected Nov 2023 · 4 min walk

—

Secondary

Hampton High

Not yet inspected · Inspected Oct 2024 · 10 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 · 107 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

28.8 incidents per 1,000 residents

Better than 80% of London
→ Stable

-46% vs borough

Crime by type

Anti-social behaviour31%
Other25%
Violence & sexual offences25%
Vehicle crime10%
Drug offences4%
Robbery2%
Burglary2%
Theft0%

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 · 2.3km

Crime is 56% 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£6,457/m²
Price per ft²£600/ft²
Avg floor area82.3 m²

EPC breakdown

C
12%
D
9%
E
1%

Based on 22 properties · Confidence: medium

Street mix

Semi 14%Terraced 63%Flat 23%

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£205,750
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, as built, no insulation (assumed)
RoofFlat, limited insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,662
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.9%

Total change

+599%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.7%

per year

Acceleration

-32.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 35 sales

Property Type Mix

Total: 35 sales

Semi-detached14.3%
Terraced62.9%
Flat/maisonette22.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£72k£158k+118.7%1.2
Post-dot-com plateau2001–2004£156k£250k+60.3%1.7
Pre-crash peak2005–2007£250k£200k-20%1.3
GFC & correction2008–2012£260k£280k+7.7%1.5
Help-to-Buy recovery2015–2016£502k£572k+13.8%1.5
Brexit uncertainty2018–2019£445k£420k-5.6%3
Pandemic surge2021–2021£520k£520k+0%3
Rate-rise correction2022–2022£432k£432k+0%1
Current market2024–2025£541k£505k-6.7%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.2%
District
6.2%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
8 min walk
Hounslow Central Underground StationPiccadilly
69 min walk
Hounslow West Underground StationPiccadilly
73 min walk
Hounslow East Underground StationPiccadilly
73 min walk
Hatton Cross Underground StationPiccadilly
76 min walk
No bus stops within 400m

22

Walkability score

42

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge82 min ↑
Victoria78 min ↑
Waterloo ★73 min
Canary Wharf92 min ↑
City82 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

8

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)8
Nearest car park300m
Santander docks (800m)0
Nearest cycle dock10.7 km

Nearby car parks

🅿️
Staff Parking
329m

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: 17.8 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 58%
Above average green space

Nearest SSSI: Kempton Park Reservoirs 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

28 min walk

88%

Recommend GP

88%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

6

Care homes (1km)

Nearest hospitalTeddington Memorial Hospital · 2.3 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

96

Parks (1km)

8

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

30

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Hampton (577 m)

Nearest supermarketTesco · 2.7 km
25 tennis courts1 swimming pools3 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)

799m

Post office

Nearby shops

Everydays589 m
Today's Local718 m
St John's816 m
Cheese and Wine887 m

Nearby cafes

Cornicello537 m
Taste544 m
Village Grill557 m
Grind & Steam574 m

Nearby restaurants

mahirah220 m
Hampton Spice575 m
Plenty677 m
Prime678 m

Nearby pubs

The Hampton577 m
The Royal Oak641 m
The World's End831 m

Nearby gyms

Curves932 m

Nearby pharmacies

The Hampton Pharmacy630 m

Nearby health

Nature's Medicine582 m
Refresh Dental674 m
Food hygiene (5-star)67% 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

A

High street health

Investment

Investment grade, yield and market outlook

37

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
3.8% (average)London avg: 3.8%Above average yield
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

66.3

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,666m
Crossrail 2 route11,585m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 33,179 nationally

1,774

Est. population

9,516/km²

64%

Employed

55%

Degree educated

£45,100

Median income

1.4%

Claimant rate

SuburbanHigh densityOwner occupiers / families

62

Community stability

Age profile

27%
25%
21%
17%
Under 1827%
18–3411%
35–4925%
50–6421%
65+17%

Tenure

37%
48%
Own outright37%
Own (mortgage)48%
Private rent9%
Social rent4%
Shared ownership1%

Ethnicity

77%
White British77%
White Other10%
Asian5%
Black1%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine12%
No car household12%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent9%
Social rent5%

vs. London

Income vs London+7.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
19
Local approval rate
91%
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)
6
Largest scheme
20 homes · LAND, PART OF BUCKINGHAM PRIMARY SCHOOL, LAND, PART OF BUCKINGHAM PRIMARY SCHOOL, BUCKINGHAM ROAD, TW12
Pipeline pressure
NONE

Named schemes (500m)

113-117, 113-117, Broad Lane, Hampton, TW1214 homes
completed
40-42, 40-42, Holly Bush Lane, Hampton, TW12 2QS12 homes
completed
75 - 79, 75 - 79, Percy Road, TW129 homes
completed
Abbey Court, Abbey Court, Percy Road, TW12 2JX7 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

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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 2NE

Full postcodeTW12 2NE
Postcode districtTW12
BoroughLondon Borough of Richmond upon Thames
WardHampton
Latitude51.421635
Longitude-0.372880
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