Hampton · Richmond upon Thames · Twickenham constituency · 51.42002, -0.36283

TW12 2TN— Hampton, Richmond upon Thames

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

The family fortress

 

Schools 100%Safety 89/100Transport 22/100~2% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
66
Safety
89
Schools
60
Transport
22
Environment
86
Investment
23

The bottom line

TW12 2TN 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: 75 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

TW12 2TN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+7.4% vs London avg
vs London crime-77.0% vs London avg

Deep-dive guides for TW12 2TN

🛡️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 2TN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Carlisle Infant School

Not yet inspected · 4 min walk

—

Secondary

Hampton High

Not yet inspected · Inspected Oct 2024 · 16 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

Surbiton Hill Nursery School

Not inspected · 72 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

14.9 incidents per 1,000 residents

Better than 90% of London
→ Stable

-72% vs borough

Crime by type

Violence & sexual offences32%
Other27%
Anti-social behaviour18%
Vehicle crime14%
Burglary9%
Drug offences0%
Theft0%
Robbery0%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Twickenham Fire Station · 2.0km

Crime is 77% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£8,129/m²
Price per ft²£755/ft²
Avg floor area144 m²

EPC breakdown

B
3%
C
2%
D
11%
E
8%
F
2%

Based on 26 properties · Confidence: medium

Street mix

Semi 79%Terraced 8%Detached 13%

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£360,000
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £3,630
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.7%

Total change

+591%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.1%

per year

Acceleration

-0.39

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £450k–£500k · 61 sales

Property Type Mix

Total: 61 sales

Detached13.1%
Semi-detached78.7%
Terraced8.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£177k£285k+61.5%1.8
Post-dot-com plateau2001–2004£338k£377k+11.7%2
Pre-crash peak2005–2007£451k£535k+18.6%5.3
GFC & correction2010–2012£780k£675k-13.5%2.7
Help-to-Buy recovery2013–2015£550k£900k+63.6%1.7
Brexit uncertainty2018–2019£800k£921k+15.1%2.5
Pandemic surge2020–2020£1.00m£1.00m+0%3
Rate-rise correction2022–2023£920k£1.10m+19.6%2
Current market2024–2025£1.16m£1.22m+5.1%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.7%
District
6.7%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

15out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing5
Trend Position40

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
10 min walk
Hounslow Central Underground StationPiccadilly
71 min walk
Hounslow East Underground StationPiccadilly
74 min walk
Hounslow West Underground StationPiccadilly
77 min walk
Richmond (London) Rail StationMildmay · South Western Railway
80 min walk
No bus stops within 400m

16

Walkability score

12

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge84 min ↑
Victoria79 min ↑
Waterloo ★75 min
Canary Wharf94 min ↑
City84 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park364m
Santander docks (800m)0
Nearest cycle dock10.2 km

Nearby car parks

🅿️
The Bell Inn
756m

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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE

Aircraft noise

-3.4028234663852886e+38 dBLOW

Heathrow Lden

DEFRA Round 4 noise contours. Lden = day-evening-night weighted average.

Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 37%
More green space than 99% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 2.0 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

1

Care homes (1km)

Nearest hospitalTeddington Memorial Hospital · 1.6 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

63

Parks (1km)

3

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

14

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The World's End (609 m)

Nearest supermarketTesco · 2.3 km
7 tennis courts3 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)

616m

Post office

Nearby shops

Cheese and Wine606 m
St John's615 m

Nearby cafes

Sun Deck Cafe379 m
Thyme at the Park477 m
Paws for Coffee548 m
Cornicello556 m

Nearby restaurants

Carp & Trout Fish & Chips618 m
Ruchi633 m
Hampton Spice640 m
Tin Tin671 m

Nearby pubs

The World's End609 m
The Star643 m
Jolly Coopers Pub720 m
The Bell Inn783 m

Nearby gyms

Hampton Outdoor Swimming Pool378 m
Beveree Stadium554 m
Curves634 m
Hampton Sailing Club882 m

Nearby health

Nature's Medicine655 m
Refresh Dental809 m
Food hygiene (5-star)46% of 13

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

23

Investment score

Weak

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

Low gross yield (1.7%) 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
1.7% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score22/100
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

54.8

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,103m
Crossrail 2 route10,887m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 33,407 nationally

1,480

Est. population

5,062/km²

55%

Employed

64%

Degree educated

£45,100

Median income

2.0%

Claimant rate

SuburbanMedium densityOwner occupiers / families

66

Community stability

Age profile

23%
17%
23%
25%
Under 1823%
18–3411%
35–4917%
50–6423%
65+25%

Tenure

50%
43%
Own outright50%
Own (mortgage)43%
Private rent6%
Social rent0%
Shared ownership0%

Ethnicity

75%
White British75%
White Other10%
Asian9%
Black1%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine6%
No car household4%
Unemployed2%
No qualifications7%

Housing tenure (Census 2021)

Private rent6%
Social rent0%

vs. London

Income vs London+7.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
38
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
21
Planning apps (3 years)
20
Local approval rate
71%
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)
9
Largest scheme
18 homes · 15, 15, High Street Hampton Hill, TW12 1NB
Pipeline pressure
NONE

Named schemes (500m)

63, 63, ORMOND AVENUE, TW1212 homes
completed
4, 4, Warwick Close, Hampton, TW12 2TY3 homes
completed
6, 6, Manor Gardens, TW12 2TU2 homes
completed
68, 68, Gloucester Road, TW12 2UJ2 homes
completed
6, 6, Carlisle Road, TW12 2UL2 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 2TN

Full postcodeTW12 2TN
Postcode districtTW12
BoroughLondon Borough of Richmond upon Thames
WardHampton
Latitude51.420021
Longitude-0.362826
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