Hampton · Richmond upon Thames · Twickenham constituency · 51.41719, -0.37709

TW12 2QD— Hampton, Richmond upon Thames

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

Strong, well-rated schools nearby

 

Schools 100%Safety 10/100Transport 34/100

Best for: Most buyers

Compare areas

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

Liveability
46
Safety
10
Schools
100
Transport
34
Environment
86
Investment
48

The bottom line

TW12 2QD offers exceptional schools (100% Good/Outstanding) and a green environment — 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.

Check your dealbreakers

Toggle the things that matter to you — see how TW12 2QD scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how TW12 2QD meets your needs.

Location

TW12 2QD

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 2QD

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare TW12 2QD with:

Postcode Personality

🎓 School Smart🌿 Green Lung⚠️ Very high crime

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How TW12 2QD 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 · 3 min walk

—

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 8 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 · 2.9km

Crime is +669% above London average

Property

Prices, sales volume and market trends

Avg floor area80.4 m²

EPC breakdown

B
1%
C
8%
D
13%
E
2%

Based on 24 properties · Confidence: medium

Street mix

Semi 12%Terraced 76%Detached 3%Flat 9%

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£201,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 150 mm loft insulation
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

1996–2023 · CAGR

+8.3%

Total change

+752%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.9%

per year

Acceleration

+2.18

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £250k–£300k · 33 sales

Property Type Mix

Total: 33 sales

Detached3%
Semi-detached12.1%
Terraced75.8%
Flat/maisonette9.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£68k£138k+103.7%2.5
Post-dot-com plateau2002–2004£179k£215k+20.6%1.5
Pre-crash peak2005–2005£220k£220k+0%1
GFC & correction2009–2012£250k£315k+26%1.7
Help-to-Buy recovery2013–2016£363k£410k+12.9%1.5
Brexit uncertainty2017–2019£483k£578k+19.7%2
Pandemic surge2020–2020£570k£570k+0%3
Rate-rise correction2023–2023£575k£575k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8.3%
District
8.3%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
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
76 min walk
Hounslow West Underground StationPiccadilly
79 min walk
Hatton Cross Underground StationPiccadilly
80 min walk
Hounslow East Underground StationPiccadilly
80 min walk
No bus stops within 400m

21

Walkability score

59

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

9

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)8
Nearest car park220m
Santander docks (800m)0
Nearest cycle dock11.1 km

Nearby car parks

🅿️
Staff Parking
253m

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: 18.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 46%
More green space than 99% of London

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

WOODLAWN MEDICAL CENTRE

19 POWDER MILL LANE, TW2 6EE

39 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalMolesey Community Hospital · 2.2 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 6.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

8

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The World's End (744 m)

Nearest supermarketTesco · 2.4 km
1 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)

702m

Post office

Nearby shops

Everydays248 m
Today's Local337 m
St John's722 m

Nearby cafes

Dempsey's Cafe321 m
Nemo Cafe392 m
Taste434 m
Village Grill436 m

Nearby restaurants

Sushi Manga328 m
Hampton Tandoori331 m
Plenty400 m
Prime414 m

Nearby pubs

The World's End744 m
The Royal Oak747 m
The Hampton987 m

Nearby gyms

Millennium Boathouse841 m

Nearby pharmacies

The Hampton Pharmacy1.0 km

Nearby health

Refresh Dental392 m
Nature's Medicine462 m
Food hygiene (5-star)57% of 28

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

48

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 score16/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Future outlook

22.8

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,136m
Crossrail 2 route11,887m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
13
Local approval rate
86%
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)
2
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
75 - 79, 75 - 79, Percy Road, TW129 homes
completed
Abbey Court, Abbey Court, Percy Road, TW12 2JX7 homes
completed
Kingsway Business Park, Kingsway Business Park, Oldfield Roadý, TW12 2HD4 homes
completed
Unit A3, Kingsway Business Park, Unit A3, Kingsway Business Park, Oldfield Roadý, TW12 2HD4 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

Live in TW12 2QD? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for TW12 2QD.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

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

Similar postcodes

Frequently asked questions

📍 Track TW12 2QD

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for TW12 2QD

Full postcodeTW12 2QD
Postcode districtTW12
BoroughLondon Borough of Richmond upon Thames
WardHampton
Latitude51.417189
Longitude-0.377093
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