Hampton North · Richmond upon Thames · Twickenham constituency · 51.42575, -0.36573

TW12 3DL— Hampton North, Richmond upon Thames

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

The family fortress

 

Schools 100%Safety 84/100Transport 16/100⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
57
Safety
84
Schools
60
Transport
16
Environment
63
Investment
50

The bottom line

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

The catches: 75 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 3DL

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 3DL

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How TW12 3DL 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 · 9 min walk

P8: -0.31A8: 47.6

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 102 min walk

3 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 · 1.6km

Crime is 34% below London average

Property

Prices, sales volume and market trends

Avg floor area88.2 m²

EPC breakdown

C
1%
D
6%
E
2%

Based on 9 properties · Confidence: low

Street mix

Semi 60%Terraced 27%Flat 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

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£220,500
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
WallsSystem built, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1995–2023 · CAGR

+7.2%

Total change

+602%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.3%

per year

Acceleration

-11.55

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £125k–£150k · 15 sales

Property Type Mix

Total: 15 sales

Semi-detached60%
Terraced26.7%
Flat/maisonette13.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£91k£135k+49.2%2
Post-dot-com plateau2002–2002£235k£235k+0%1
Pre-crash peak2007–2007£350k£350k+0%1
GFC & correction2010–2010£254k£254k+0%2
Help-to-Buy recovery2016–2016£514k£514k+0%1
Pandemic surge2020–2020£595k£595k+0%2
Rate-rise correction2022–2023£650k£635k-2.3%1

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

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
15 min walk
Hounslow Central Underground StationPiccadilly
63 min walk
Hounslow East Underground StationPiccadilly
66 min walk
Hounslow West Underground StationPiccadilly
69 min walk
Hatton Cross Underground StationPiccadilly
76 min walk
No bus stops within 400m

5

Walkability score

28

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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park364m
Santander docks (800m)0
Nearest cycle dock10.1 km

Nearby car parks

🅿️
High Street Car Park
722m

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: 17.1 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 34%
More green space than 76% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 1.8 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

21 min walk

88%

Recommend GP

88%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalTeddington Memorial Hospital · 1.7 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

102

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 (577 m)

No restaurants within 800m — nearest: Carp & Trout Fish & Chips (549 m)

Nearest supermarketTesco · 2.9 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)

662m

Post office

Nearby shops

St John's1.2 km
Cheese and Wine1.2 km

Nearby cafes

Paws for Coffee542 m
Thyme at the Park556 m
Icon coffee611 m
Jovanni’s Café612 m

Nearby restaurants

Carp & Trout Fish & Chips549 m
Tin Tin563 m
Chowka Indian Kitchen589 m
Ims’s594 m

Nearby pubs

The Star577 m
The Beech House769 m
The World's End1.2 km

Nearby gyms

Hampton Outdoor Swimming Pool973 m
Beveree Stadium1.2 km

Nearby health

Nature's Medicine1.1 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

50

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 score18/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Future outlook

33

Price growth score

D
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,028m
Crossrail 2 route11,098m

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)
4
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
16
Local approval rate
88%
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)
10
Largest scheme
10 homes · Sterling, Sterling, School Road, TW12 1QL
Pipeline pressure
NONE

Named schemes (500m)

Garages At, Garages At, Arundel Close, TW129 homes
completed
141, 141, Uxbridge Road, TW12 1BL8 homes
completed
92A & 92B, 92A & 92B, Windmill Road, TW128 homes
completed
Jolly Gardener's PH, 94, Jolly Gardener's PH, 94, Uxbridge Road, TW12 1SP8 homes
completed
2A-2B, 2A-2B, St James Road, Hampton Hill, TW12 1DQ7 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 3DL

Full postcodeTW12 3DL
Postcode districtTW12
BoroughLondon Borough of Richmond upon Thames
WardHampton North
Latitude51.425753
Longitude-0.365729
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