Hampton · Richmond upon Thames · Twickenham constituency · 51.41955, -0.38042

TW12 2RH— Hampton, Richmond upon Thames

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

The family fortress

 

Schools 100%Safety 87/100Transport 23/100~2% 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
63
Safety
87
Schools
100
Transport
23
Environment
86
Investment
27

The bottom line

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

The catch: 70 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

TW12 2RH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for TW12 2RH

🛡️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 Safe

“The family fortress”

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How TW12 2RH 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 · 14 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 · 109 min walk

4 primaries · 0 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 · 2.9km

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£7,919/m²
Price per ft²£736/ft²
Avg floor area104.5 m²

EPC breakdown

C
1%
D
5%
E
2%

Based on 8 properties · Confidence: low

Street mix

Semi 75%Terraced 25%

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£261,250
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,662
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.3%

Total change

+727%

Market Activity

Price Velocity & Acceleration

Current Velocity

+46.9%

per year

Acceleration

+61.27

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached75%
Terraced25%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£113k£189k+68%1.3
Post-dot-com plateau2001–2002£243k£249k+2.9%1.5
Pre-crash peak2006–2007£278k£520k+87.1%1
GFC & correction2009–2012£343k£515k+50.1%1
Brexit uncertainty2017–2017£788k£788k+0%1
Rate-rise correction2023–2023£740k£740k+0%1
Current market2024–2025£633k£930k+46.8%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.1%
District
6.1%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

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
Bottom 25% — limited connections
Hampton (London)→ Waterloo· 4 tph
36 min

Nearby stations

Hampton (London)National Rail
9 min walk
Hounslow Central Underground StationPiccadilly
73 min walk
Hounslow West Underground StationPiccadilly
75 min walk
Hatton Cross Underground StationPiccadilly
75 min walk
Hounslow East Underground StationPiccadilly
77 min walk
No bus stops within 400m

6

Walkability score

32

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge80 min ↑
Victoria76 min ↑
Waterloo ★70 min
Canary Wharf89 min ↑
City79 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 park321m
Santander docks (800m)0
Nearest cycle dock11.2 km

Nearby car parks

🅿️
Staff Parking
321m

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: 18.4 km away✗ Not Green Belt✗ Not AONB98% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 0.9 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

37 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

4

Care homes (1km)

Nearest hospitalMolesey Community Hospital · 2.5 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Royal Oak (420 m)

Nearest supermarketTesco · 2.8 km

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)

1.0km

Post office

Nearby shops

Everydays113 m
Today's Local686 m

Nearby cafes

Dempsey's Cafe671 m
Nemo Cafe717 m
Taste727 m
Village Grill732 m

Nearby restaurants

mahirah427 m
Sushi Manga678 m
Hampton Tandoori680 m
Plenty737 m

Nearby pubs

The Royal Oak420 m
The Hampton758 m

Nearby pharmacies

The Hampton Pharmacy776 m

Nearby health

Refresh Dental729 m
Nature's Medicine762 m
Food hygiene (5-star)33% of 9

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

27

Investment score

Weak

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

Low gross yield (2.5%) 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
2.5% (low)London avg: 3.8%Below average yield — bottom 75%
Gentrification score19/100
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

8/100

Velocity score

Future outlook

57.3

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,239m
Crossrail 2 route12,111m

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)
8
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
13
Local approval rate
89%
Borough approval rate
65%
Historic landfill (400m)
1
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
58 homes · OAK TREE NURSERIES, OAK TREE NURSERIES, OAK AVENUE, TW12 3PQ
Pipeline pressure
NONE

Named schemes (500m)

136-138, 136-138, Broad Lane, TW12 3BW5 homes
completed
Kingsway Business Park, Kingsway Business Park, Oldfield Roadý, TW12 2HD4 homes
completed
Kingsway Business Park, Kingsway Business Park, Oldfied Road, TW12 2HD4 homes
completed
Unit A3, Kingsway Business Park, Unit A3, Kingsway Business Park, Oldfield Roadý, TW12 2HD4 homes
completed
Unit A2, Kingsway Bisiness Park, Unit A2, Kingsway Bisiness Park, Oldfield Road, 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

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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 2RH

Full postcodeTW12 2RH
Postcode districtTW12
BoroughLondon Borough of Richmond upon Thames
WardHampton
Latitude51.419555
Longitude-0.380418
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