Hampton North · Richmond upon Thames · Twickenham constituency · 51.42828, -0.37401

TW12 3ED— Hampton North, Richmond upon Thames

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

The family fortress

 

Schools 100%Safety 84/100Transport 13/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
58
Safety
84
Schools
60
Transport
13
Environment
69
Investment
44

The bottom line

TW12 3ED 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 3ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+0.0% vs London avg
vs London crime-27.0% vs London avg

Deep-dive guides for TW12 3ED

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How TW12 3ED has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Buckingham Primary School

Not yet inspected · Inspected Dec 2024 · 3 min walk

KS2: 105.5

—

Secondary

Hampton High

Not yet inspected · Inspected Oct 2024 · 1 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 · 98 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

47.6 incidents per 1,000 residents

Better than 65% of London
→ Stable

-10% vs borough

Crime by type

Anti-social behaviour30%
Violence & sexual offences24%
Other23%
Vehicle crime13%
Burglary8%
Drug offences4%
Theft0%
Robbery0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Twickenham Fire Station · 2.0km

Crime is 27% 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£4,541/m²
Price per ft²£422/ft²
Avg floor area91.5 m²

EPC breakdown

B
1%
C
5%
D
14%

Based on 20 properties · Confidence: medium

Street mix

Semi 44%Terraced 30%Detached 25%

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£228,750
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, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,178
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+2.5%

Total change

+98%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.3%

per year

Acceleration

+34.53

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £450k–£500k · 63 sales

Property Type Mix

Total: 63 sales

Detached25.4%
Semi-detached44.4%
Terraced30.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£225k£331k+47.4%2.6
Post-dot-com plateau2001–2004£220k£193k-12.3%2
Pre-crash peak2005–2007£390k£290k-25.7%3.7
GFC & correction2008–2012£329k£417k+26.9%2.8
Help-to-Buy recovery2013–2015£408k£825k+102.2%2
Brexit uncertainty2017–2019£642k£868k+35.2%1.7
Pandemic surge2021–2021£451k£451k+0%4
Rate-rise correction2022–2023£825k£480k-41.8%1
Current market2024–2024£445k£445k+0%3

Price Trajectory by Type

DetachedSemi-detachedTerraced

Per-type alpha vs district

Best performer

Detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Detached+0% α
Local
7.1%
District
7.1%
Semi-detached+0% α
Local
6.6%
District
6.6%
Terraced+0% α
Local
5.9%
District
5.9%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
17 min walk
Hounslow Central Underground StationPiccadilly
60 min walk
Hounslow West Underground StationPiccadilly
64 min walk
Hounslow East Underground StationPiccadilly
64 min walk
Hatton Cross Underground StationPiccadilly
68 min walk
No bus stops within 400m

10

Walkability score

37

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

3

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)508
Nearest car park306m
Santander docks (800m)0
Nearest cycle dock10.6 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 17.5 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 31%
More green space than 92% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 1.3 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

23 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

5

Care homes (1km)

Nearest hospitalTeddington Memorial Hospital · 2.3 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

103

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

36

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Hampton (332 m)

Nearest supermarketTesco · 3.4 km
28 tennis courts1 swimming pools4 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)

1.5km

Post office

Nearby shops

Sainsbury's760 m
V&P1.1 km

Nearby cafes

Starbucks700 m

Nearby restaurants

mahirah692 m
McDonald's983 m
Famous Biriyani Hampton1.0 km
It's Pizza Time1.1 km

Nearby pubs

The Hampton332 m
The Royal Oak776 m

Nearby gyms

David Lloyd Clubs857 m

Nearby pharmacies

The Hampton Pharmacy346 m
Food hygiene (5-star)69% 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

44

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
Gross yield
4.5% (average)London avg: 3.8%Strong yield — top 25% of London
Gentrification score19/100
Sales last 12 months0

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

12/100

Velocity score

Future outlook

58.7

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,454m
Crossrail 2 route11,688m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,385 nationally

1,681

Est. population

4,734/km²

62%

Employed

45%

Degree educated

£42,000

Median income

2.6%

Claimant rate

SuburbanMedium densityOwner occupiers / families

56

Community stability

Age profile

24%
13%
23%
21%
18%
Under 1824%
18–3413%
35–4923%
50–6421%
65+18%

Tenure

41%
36%
16%
Own outright41%
Own (mortgage)36%
Private rent16%
Social rent6%
Shared ownership1%
Rent free0%

Ethnicity

59%
14%
13%
White British59%
White Other14%
Asian13%
Black4%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine14%
No car household13%
Unemployed3%
No qualifications14%

Housing tenure (Census 2021)

Private rent16%
Social rent6%

vs. London

Income vs London0.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
12
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)
4
Largest scheme
41 homes · 17-27, 17-27, Dean Road, And 2 To 4 Rectory Grove, TW12
Pipeline pressure
NONE

Named schemes (500m)

17-27, 17-27, Dean Road, And 2 To 4 Rectory Grove, TW1241 homes
completed
LAND, PART OF BUCKINGHAM PRIMARY SCHOOL, LAND, PART OF BUCKINGHAM PRIMARY SCHOOL, BUCKINGHAM ROAD, TW1220 homes
completed
275, 275, HANWORTH ROAD, TW12 3EF10 homes
completed
9, 9, Bluefield Close, Hampton, TW12 3JH2 homes
completed
191, 191, Hanworth Road, TW12 3ED2 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 3ED

Full postcodeTW12 3ED
Postcode districtTW12
BoroughLondon Borough of Richmond upon Thames
WardHampton North
Latitude51.428278
Longitude-0.374011
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