Hampton North · Richmond upon Thames · Twickenham constituency · 51.42423, -0.36693

TW12 3AU— Hampton North, Richmond upon Thames

Location and area intelligence for TW12 3AU, Hampton North, Richmond upon Thames

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 19/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
58
Safety
84
Schools
60
Transport
19
Environment
62
Investment
26

The bottom line

TW12 3AU offers exceptional schools (100% Good/Outstanding) and low crime — 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 3AU

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+0.0% vs London avg
vs London crime-34.0% vs London avg

Deep-dive guides for TW12 3AU

🛡️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 3AU 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 · 3 min walk

—

Secondary

Hampton High

Not yet inspected · Inspected Oct 2024 · 9 min walk

P8: -0.31A8: 47.6

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 104 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

43.1 incidents per 1,000 residents

Better than 68% of London
→ Stable

-19% vs borough

Crime by type

Violence & sexual offences29%
Burglary23%
Anti-social behaviour21%
Other14%
Vehicle crime11%
Drug offences3%
Theft0%
Robbery0%

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 · 1.8km

Crime is 34% 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£7,729/m²
Price per ft²£718/ft²
Avg floor area125.8 m²

EPC breakdown

C
4%
D
2%
E
4%
F
3%

Based on 13 properties · Confidence: medium

Street mix

Semi 14%Detached 86%

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£314,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
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

+5.9%

Total change

+457%

Market Activity

Price Velocity & Acceleration

Current Velocity

+32.4%

per year

Acceleration

+41.79

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £450k–£500k · 28 sales

Property Type Mix

Total: 28 sales

Detached85.7%
Semi-detached14.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£173k£285k+65.2%1.7
Post-dot-com plateau2001–2004£220k£341k+55%1
Pre-crash peak2005–2007£432k£450k+4.3%1.7
GFC & correction2008–2012£475k£439k-7.7%1.3
Help-to-Buy recovery2013–2015£775k£700k-9.7%1
Brexit uncertainty2017–2019£780k£900k+15.4%1.3
Pandemic surge2020–2020£815k£815k+0%1
Rate-rise correction2022–2022£800k£800k+0%1
Current market2024–2025£725k£960k+32.4%1.5

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Detached+0% α
Local
5.7%
District
5.7%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
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
12 min walk
Hounslow Central Underground StationPiccadilly
65 min walk
Hounslow East Underground StationPiccadilly
69 min walk
Hounslow West Underground StationPiccadilly
71 min walk
Hatton Cross Underground StationPiccadilly
77 min walk
No bus stops within 400m

4

Walkability score

21

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park288m
Santander docks (800m)0
Nearest cycle dock10.3 km

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: 17.3 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 46%
Above average green space

Nearest SSSI: Kempton Park Reservoirs SSSI — 1.7 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

23 min walk

88%

Recommend GP

88%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalTeddington Memorial Hospital · 1.8 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

108

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

37

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Star (653 m)

No restaurants within 800m — nearest: Carp & Trout Fish & Chips (622 m)

Nearest supermarketTesco · 2.8 km
30 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)

994m

Post office

Nearby shops

St John's1.0 km
Cheese and Wine1.0 km

Nearby cafes

Thyme at the Park583 m
Paws for Coffee594 m
Jovanni’s Café711 m
Icon coffee721 m

Nearby restaurants

Carp & Trout Fish & Chips622 m
Tin Tin651 m
mahirah666 m
Chowka Indian Kitchen676 m

Nearby pubs

The Star653 m
The Hampton742 m
The World's End1.0 km

Nearby gyms

Hampton Outdoor Swimming Pool893 m
Beveree Stadium1.1 km
Curves1.1 km

Nearby health

Nature's Medicine883 m
Refresh Dental1.0 km
Food hygiene (5-star)86% of 7

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

26

Investment score

Weak

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

Low gross yield (2.1%) 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
2.1% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score18/100
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

50.3

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,172m
Crossrail 2 route11,176m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,274 nationally

1,858

Est. population

3,524/km²

62%

Employed

54%

Degree educated

£42,000

Median income

3.0%

Claimant rate

SuburbanMedium densityOwner occupiers / families

52

Community stability

Age profile

24%
14%
22%
22%
18%
Under 1824%
18–3414%
35–4922%
50–6422%
65+18%

Tenure

32%
36%
20%
Own outright32%
Own (mortgage)36%
Private rent20%
Social rent12%
Shared ownership0%
Rent free0%

Ethnicity

64%
White British64%
White Other12%
Asian12%
Black2%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine14%
No car household17%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent20%
Social rent12%

vs. London

Income vs London0.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
17
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
17
Local approval rate
90%
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)
12
Largest scheme
10 homes · Sterling, Sterling, School Road, TW12 1QL
Pipeline pressure
NONE

Named schemes (500m)

Jolly Gardener's PH, 94, Jolly Gardener's PH, 94, Uxbridge Road, TW12 1SP8 homes
completed
14, 14, Roy Grove, Hampton, TW12 3DN4 homes
completed
115-121, 115-121, Uxbridge Road, TW123 homes
completed
106, 106, Uxbridge Road, Hampton, TW12 1SP2 homes
completed
69, 69, Uxbridge Road, Hampton, TW12 1SL2 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
18.2%
Ward turnout
45%
Election year
2026
MP
Munira Wilson (Liberal Democrat)
MP majority
21,457
Constituency
Twickenham

Councillors

Carey BishopLib Dems
Elizabeth GantLib Dems
Jeremy DavisLib 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 3AU

Full postcodeTW12 3AU
Postcode districtTW12
BoroughLondon Borough of Richmond upon Thames
WardHampton North
Latitude51.424233
Longitude-0.366934
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