Hampton North · Richmond upon Thames · Twickenham constituency · 51.42975, -0.37696

TW12 3EF— Hampton North, Richmond upon Thames

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

The family fortress

 

Schools 100%Safety 70/100Transport 11/100⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
46
Safety
70
Schools
60
Transport
11
Environment
67
Investment
47

The bottom line

TW12 3EF offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families 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 3EF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+0.0% vs London avg
vs London crime+99.0% vs London avg

Deep-dive guides for TW12 3EF

🛡️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 3EF 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 · 3 min walk

P8: -0.31A8: 47.6

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 95 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

129.6 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+145% vs borough

Crime by type

Other36%
Violence & sexual offences23%
Anti-social behaviour19%
Vehicle crime8%
Burglary5%
Robbery4%
Drug offences3%
Theft2%

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 · 2.1km

Crime is +99% above London average

Property

Prices, sales volume and market trends

Avg floor area82.5 m²

EPC breakdown

C
10%
D
9%
E
1%
G
1%

Based on 21 properties · Confidence: medium

Street mix

Semi 35%Terraced 6%Detached 4%Flat 55%

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£206,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,178
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+1%

Total change

+32%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.7%

per year

Acceleration

+32.46

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £175k–£200k · 50 sales

Property Type Mix

Total: 50 sales

Detached4%
Semi-detached36%
Terraced6%
Flat/maisonette54%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£258k£125k-51.5%1.8
Post-dot-com plateau2001–2004£204k£208k+1.7%2.2
Pre-crash peak2005–2007£178k£236k+32.6%2
GFC & correction2009–2012£290k£580k+100%2.2
Help-to-Buy recovery2014–2016£480k£380k-20.8%2.3
Brexit uncertainty2017–2017£326k£326k+0%3
Pandemic surge2020–2020£460k£460k+0%1
Rate-rise correction2022–2022£328k£328k+0%2
Current market2024–2024£340k£340k+0%2

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Flat/maisonette+0% α
Local
5.2%
District
5.2%
Semi-detached+0% α
Local
1.1%
District
1.1%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing10
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
20 min walk
Hounslow Central Underground StationPiccadilly
58 min walk
Hounslow West Underground StationPiccadilly
61 min walk
Hounslow East Underground StationPiccadilly
63 min walk
Hatton Cross Underground StationPiccadilly
65 min walk
No bus stops within 400m

14

Walkability score

75

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)

Total spaces (800m)508
Nearest car park351m
Santander docks (800m)0
Nearest cycle dock10.7 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 17.6 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 10%
More green space than 89% of London

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

22 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospitalTeddington Memorial Hospital · 2.5 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

86

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

23

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Hampton (411 m)

Nearest supermarketTesco · 3.6 km
18 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)

1.4km

Post office

Nearby shops

Sainsbury's594 m
V&P836 m

Nearby cafes

Starbucks537 m

Nearby restaurants

Golden Fry739 m
McDonald's793 m
Famous Biriyani Hampton823 m
It's Pizza Time829 m

Nearby pubs

The Hampton411 m
The Royal Oak796 m

Nearby gyms

David Lloyd Clubs749 m

Nearby pharmacies

The Hampton Pharmacy384 m

Nearby health

Apex Dental Surgery861 m
Food hygiene (5-star)60% of 10

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

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 score13/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Future outlook

14

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,586m
Crossrail 2 route11,905m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,901 nationally

1,690

Est. population

5,364/km²

55%

Employed

34%

Degree educated

£42,000

Median income

5.3%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

48

Community stability

Age profile

24%
17%
21%
22%
16%
Under 1824%
18–3417%
35–4921%
50–6422%
65+16%

Tenure

23%
24%
14%
38%
Own outright23%
Own (mortgage)24%
Private rent14%
Social rent38%
Shared ownership0%
Rent free0%

Ethnicity

64%
15%
White British64%
White Other15%
Asian9%
Black3%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine20%
No car household29%
Unemployed4%
No qualifications20%

Housing tenure (Census 2021)

Social rent38%
Private rent14%

vs. London

Income vs London0.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
8
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)
3
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
337-343, 337-343, HANWORTH ROAD, TW12 3EJ12 homes
completed
275, 275, HANWORTH ROAD, TW12 3EF10 homes
completed
Land Between Longford River And, Land Between Longford River And, Bishops Grove, TW127 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 3EF

Full postcodeTW12 3EF
Postcode districtTW12
BoroughLondon Borough of Richmond upon Thames
WardHampton North
Latitude51.429749
Longitude-0.376965
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