Hampton North · Richmond upon Thames · Twickenham constituency · 51.42341, -0.37483

TW12 3BJ— Hampton North, Richmond upon Thames

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

Strong, well-rated schools nearby

 

Schools 100%Safety 86/100Transport 21/100⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
60
Safety
86
Schools
100
Transport
21
Environment
59
Investment
47

The bottom line

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

The catches: 73 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

TW12 3BJ

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-48.0% vs London avg

Deep-dive guides for TW12 3BJ

🛡️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 3BJ 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 · 8 min walk

P8: -0.31A8: 47.6

100% of local schools rated Good or Outstanding · based on 9 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

34.0 incidents per 1,000 residents

Better than 76% of London
→ Stable

-36% vs borough

Crime by type

Anti-social behaviour31%
Other31%
Violence & sexual offences19%
Burglary12%
Vehicle crime8%
Drug offences0%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Twickenham Fire Station · 2.3km

Crime is 48% below London average

Property

Prices, sales volume and market trends

Avg floor area175 m²

EPC breakdown

C
1%
D
1%
E
1%

Based on 3 properties · Confidence: low

Street mix

Detached 100%

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£437,500
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
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 300+ mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,662
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2020 · CAGR

+4.1%

Total change

+115%

Market Activity

Price Velocity & Acceleration

Current Velocity

+39.0%

per year

Acceleration

+32.99

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £700k+ · 11 sales

Property Type Mix

Total: 11 sales

Detached100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£398k£445k+11.9%1.7
Pre-crash peak2005–2007£400k£700k+75%1
GFC & correction2011–2012£580k£615k+6%1.5
Pandemic surge2020–2020£855k£855k+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Detached+0% α
Local
4%
District
4%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
11 min walk
Hounslow Central Underground StationPiccadilly
67 min walk
Hounslow West Underground StationPiccadilly
70 min walk
Hounslow East Underground StationPiccadilly
71 min walk
Hatton Cross Underground StationPiccadilly
73 min walk
No bus stops within 400m

12

Walkability score

51

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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park321m
Santander docks (800m)0
Nearest cycle dock10.8 km

Nearby car parks

🅿️
Staff Parking
459m

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: 17.8 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 16%
Below average green space

Nearest SSSI: Kempton Park Reservoirs SSSI — 1.2 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

30 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalTeddington Memorial Hospital · 2.4 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

84

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

29

Sports (1km)

0

Convenience

Nearest supermarketTesco · 2.9 km
25 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

1

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

Everydays637 m
Today's Local919 m

Nearby cafes

Taste774 m
Cornicello774 m
Village Grill786 m
Grind & Steam806 m

Nearby restaurants

mahirah157 m
Hampton Spice807 m
Plenty894 m
Prime896 m

Nearby pubs

The Hampton338 m
The Royal Oak480 m

Nearby pharmacies

The Hampton Pharmacy391 m

Nearby health

Nature's Medicine812 m
Refresh Dental890 m
Food hygiene (5-star)54% 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

47

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 score19/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Future outlook

42.5

Price growth score

D
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,713m
Crossrail 2 route11,723m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,820 nationally

1,527

Est. population

4,292/km²

54%

Employed

58%

Degree educated

£42,000

Median income

1.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

60

Community stability

Age profile

23%
20%
21%
26%
Under 1823%
18–3410%
35–4920%
50–6421%
65+26%

Tenure

47%
35%
Own outright47%
Own (mortgage)35%
Private rent12%
Social rent4%
Shared ownership1%

Ethnicity

69%
White British70%
White Other13%
Asian11%
Black1%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine10%
No car household13%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent12%
Social rent4%

vs. London

Income vs London0.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
19
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
16
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
6
Largest scheme
41 homes · 17-27, 17-27, Dean Road, And 2 To 4 Rectory Grove, TW12
Pipeline pressure
NONE

Named schemes (500m)

LAND, PART OF BUCKINGHAM PRIMARY SCHOOL, LAND, PART OF BUCKINGHAM PRIMARY SCHOOL, BUCKINGHAM ROAD, TW1220 homes
completed
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
Former vicarage, 40, Former vicarage, 40, The Avenue, Hampton, TW12 3RS6 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 3BJ

Full postcodeTW12 3BJ
Postcode districtTW12
BoroughLondon Borough of Richmond upon Thames
WardHampton North
Latitude51.423407
Longitude-0.374831
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