Hampton North · Richmond upon Thames · Twickenham constituency · 51.42257, -0.37132

TW12 3BE— Hampton North, Richmond upon Thames

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

Strong, well-rated schools nearby

 

Schools 100%Safety 88/100Transport 22/100

Best for: Families, Owner-occupiers

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

Liveability
64
Safety
88
Schools
100
Transport
22
Environment
59
Investment
49

The bottom line

TW12 3BE offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 73 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

TW12 3BE

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-69.0% vs London avg

Deep-dive guides for TW12 3BE

🛡️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 3BE 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 · 6 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 · 106 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

20.3 incidents per 1,000 residents

Better than 86% of London
→ Stable

-62% vs borough

Crime by type

Other45%
Anti-social behaviour18%
Vehicle crime15%
Violence & sexual offences15%
Burglary6%
Drug offences0%
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 · 2.2km

Crime is 69% below London average

Property

Prices, sales volume and market trends

Avg floor area89.2 m²

EPC breakdown

B
1%
C
2%
D
3%

Based on 6 properties · Confidence: low

Street mix

Detached 40%Flat 60%

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£223,000
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £3,146
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+2.8%

Total change

+110%

Market Activity

Price Velocity & Acceleration

Current Velocity

-48.5%

per year

Acceleration

-201.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £450k–£500k · 15 sales

Property Type Mix

Total: 15 sales

Detached40%
Flat/maisonette60%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£248k£248k+0%1
Post-dot-com plateau2004–2004£765k£765k+0%1
Pre-crash peak2006–2007£855k£490k-42.7%1.5
GFC & correction2008–2012£660k£266k-59.7%1.7
Help-to-Buy recovery2013–2014£267k£440k+64.8%1
Brexit uncertainty2018–2018£400k£400k+0%1
Rate-rise correction2022–2023£1.01m£520k-48.5%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
-11.5%
District
-11.5%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
68 min walk
Hounslow East Underground StationPiccadilly
72 min walk
Hounslow West Underground StationPiccadilly
72 min walk
Hatton Cross Underground StationPiccadilly
76 min walk
No bus stops within 400m

17

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge82 min ↑
Victoria78 min ↑
Waterloo ★73 min
Canary Wharf92 min ↑
City82 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

8

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)8
Nearest car park207m
Santander docks (800m)0
Nearest cycle dock10.6 km

Nearby car parks

🅿️
Staff Parking
477m

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: 17.7 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 25%
Above average green space

Nearest SSSI: Kempton Park Reservoirs SSSI — 1.4 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

26 min walk

88%

Recommend GP

88%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

6

Care homes (1km)

Nearest hospitalTeddington Memorial Hospital · 2.1 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

106

Parks (1km)

6

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

37

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Hampton (564 m)

Nearest supermarketTesco · 2.7 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)

851m

Post office

Nearby shops

Everydays738 m
Today's Local833 m
St John's867 m
Cheese and Wine927 m

Nearby cafes

Cornicello600 m
Taste631 m
Village Grill643 m
Grind & Steam655 m

Nearby restaurants

mahirah323 m
Hampton Spice655 m
Monafs775 m
Marini's777 m

Nearby pubs

The Hampton564 m
The Royal Oak728 m
The World's End879 m

Nearby gyms

Curves971 m
Beveree Stadium1.0 km

Nearby pharmacies

The Hampton Pharmacy622 m

Nearby health

Nature's Medicine664 m
Refresh Dental777 m
Food hygiene (5-star)73% of 26

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

49

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 score22/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Future outlook

47.5

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,526m
Crossrail 2 route11,477m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,439 nationally

1,630

Est. population

5,872/km²

62%

Employed

62%

Degree educated

£45,100

Median income

1.3%

Claimant rate

SuburbanMedium densityOwner occupiers / families

58

Community stability

Age profile

26%
22%
22%
20%
Under 1826%
18–3410%
35–4922%
50–6422%
65+20%

Tenure

38%
42%
14%
Own outright38%
Own (mortgage)42%
Private rent14%
Social rent5%
Shared ownership1%
Rent free1%

Ethnicity

76%
White British76%
White Other10%
Asian7%
Black1%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine8%
No car household12%
Unemployed2%
No qualifications8%

Housing tenure (Census 2021)

Private rent14%
Social rent5%

vs. London

Income vs London+7.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
18
Local approval rate
85%
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)
8
Largest scheme
20 homes · LAND, PART OF BUCKINGHAM PRIMARY SCHOOL, LAND, PART OF BUCKINGHAM PRIMARY SCHOOL, BUCKINGHAM ROAD, TW12
Pipeline pressure
NONE

Named schemes (500m)

113-117, 113-117, Broad Lane, Hampton, TW1214 homes
completed
40-42, 40-42, Holly Bush Lane, Hampton, TW12 2QS12 homes
completed
81, 81, Broad Lane, Hampton, TW12 3BE6 homes
completed
57, 57, Wensleydale Road, TW2 2LP4 homes
completed
Land rear of, 40-42, Land rear of, 40-42, Holly Bush Lane, TW12 2QS2 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:

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Key facts for TW12 3BE

Full postcodeTW12 3BE
Postcode districtTW12
BoroughLondon Borough of Richmond upon Thames
WardHampton North
Latitude51.422567
Longitude-0.371322
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