Hampton · Richmond upon Thames · Twickenham constituency · 51.41685, -0.37607

TW12 2QF— Hampton, Richmond upon Thames

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

Strong, well-rated schools nearby

 

Schools 100%Safety 10/100Transport 35/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
46
Safety
10
Schools
60
Transport
35
Environment
81
Investment
28

The bottom line

TW12 2QF 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.

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Location

TW12 2QF

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 2QF

🛡️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🌿 Green Lung⚠️ Very high crime

“Strong, well-rated schools nearby”

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How TW12 2QF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Mary's Hampton Church of England Primary

Not yet inspected · Inspected Nov 2024 · 2 min walk

KS2: 109.1

—

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 · 2.8km

Crime is +669% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£10,759/m²
Price per ft²£1,000/ft²
Avg floor area72.8 m²

EPC breakdown

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

Based on 12 properties · Confidence: medium

Street mix

Semi 33%Terraced 50%Flat 17%

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£182,000
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, 200 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

1997–2024 · CAGR

+7.7%

Total change

+646%

Market Activity

Price Velocity & Acceleration

Current Velocity

+75.6%

per year

Acceleration

+46.16

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached33.3%
Terraced50%
Flat/maisonette16.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£104k£115k+11.1%1
Post-dot-com plateau2003–2003£196k£196k+0%1
Pre-crash peak2005–2005£223k£223k+0%2
GFC & correction2010–2010£235k£235k+0%1
Help-to-Buy recovery2015–2015£335k£335k+0%1
Brexit uncertainty2018–2018£700k£700k+0%1
Pandemic surge2020–2021£340k£440k+29.4%1
Current market2024–2024£773k£773k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Hampton (London)→ Waterloo· 4 tph
36 min

Nearby stations

Hampton (London)National Rail
4 min walk
Hounslow Central Underground StationPiccadilly
76 min walk
Hounslow West Underground StationPiccadilly
79 min walk
Hounslow East Underground StationPiccadilly
80 min walk
Hatton Cross Underground StationPiccadilly
81 min walk
No bus stops within 400m

24

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 park146m
Santander docks (800m)0
Nearest cycle dock11.1 km

Nearby car parks

🅿️
Staff Parking
276m

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 AONB82% green spaceTree canopy: 31%
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 · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

8

Restaurants (800m)

6

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 (665 m)

Nearest supermarketTesco · 2.3 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)

622m

Post office

Nearby shops

Today's Local260 m
Everydays327 m
St John's643 m
Cheese and Wine735 m

Nearby cafes

Dempsey's Cafe245 m
Nemo Cafe313 m
Village Grill362 m
Taste362 m

Nearby restaurants

Sushi Manga252 m
Hampton Tandoori253 m
Plenty320 m
Prime334 m

Nearby pubs

The World's End665 m
The Royal Oak813 m
The Hampton1.0 km

Nearby gyms

Curves769 m
Millennium Boathouse795 m

Nearby pharmacies

The Hampton Pharmacy1.1 km

Nearby health

Refresh Dental312 m
Nature's Medicine387 m
Food hygiene (5-star)59% of 29

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

28

Investment score

Weak

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

Low gross yield (2.6%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,664London avg: £1,950/mo
Gross yield
2.6% (low)London avg: 3.8%Below average yield — bottom 73%
Gentrification score17/100
Sales last 12 months0

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

4/100

Velocity score

Future outlook

39.8

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,087m
Crossrail 2 route11,818m

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
Listed buildings (800m)
2
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)
14
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
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
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 2QF

Full postcodeTW12 2QF
Postcode districtTW12
BoroughLondon Borough of Richmond upon Thames
WardHampton
Latitude51.416851
Longitude-0.376070
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