Hampton North · Richmond upon Thames · Twickenham constituency · 51.42417, -0.38379

TW12 3PL— Hampton North, Richmond upon Thames

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

The family fortress

 

Schools 100%Safety 80/100Transport 15/100Yield 5.46%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
52
Safety
80
Schools
90
Transport
15
Environment
80
Investment
53

The bottom line

TW12 3PL offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £365,500 median — strong value for Families who can accept its trade-offs.

The catches: 81 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 3PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-29.7% vs London avg
vs London income+0.0% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for TW12 3PL

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

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“The family fortress”

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How TW12 3PL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Richard's Church of England Primary School

Good · Inspected Mar 2023 · 7 min walk

KS2: 106.3

—

Secondary

Hampton High

Not yet inspected · Inspected Oct 2024 · 11 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 · 103 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.9 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

+28% vs borough

Crime by type

Other31%
Anti-social behaviour28%
Violence & sexual offences27%
Vehicle crime5%
Burglary5%
Robbery2%
Drug offences1%
Theft1%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Twickenham Fire Station · 2.8km

Crime is +4% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£365,500

Median sale price

Bottom 25% — 30% below London median

£365,500 is 30% below the London median (£520,000)

+12.0%

This year

Terraced

Dominant type

Price history

5-year change
+9.5%
Sales (24 months)6
New build0.0%
Avg terraced£365,500
Price per m²£6,845/m²
Price per ft²£636/ft²
Avg floor area53.9 m²

EPC breakdown

C
10%
D
21%
E
49%
F
5%

Based on 85 properties · Confidence: high

Street mix

Semi 2%Terraced 91%Flat 7%

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

Stamp duty

Standard buyer£5,775
First-time buyerFTB
£0
Additional propertyBTL/2nd
£16,740

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

8.7×

Price-to-income

£1,828/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£134,750
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, insulated (assumed)
RoofPitched, limited insulation (assumed)
Heating fuelelectricity (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

1995–2026 · CAGR

+6.8%

Total change

+662%

Market Activity

Price Velocity & Acceleration

Current Velocity

+30.2%

per year

Acceleration

+43.07

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 88 sales

Property Type Mix

Total: 88 sales

Semi-detached2.3%
Terraced90.9%
Flat/maisonette6.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£112k+93.9%3
Post-dot-com plateau2001–2004£113k£198k+75.6%5.5
Pre-crash peak2005–2007£158k£197k+25.1%4.3
GFC & correction2010–2012£235k£225k-4.4%1.3
Help-to-Buy recovery2013–2016£277k£305k+9.9%2.5
Brexit uncertainty2017–2019£310k£345k+11.3%2.7
Pandemic surge2020–2021£300k£334k+11.3%2
Rate-rise correction2022–2023£310k£388k+25.2%1.5
Current market2025–2026£338k£440k+30.2%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.1%
District
6.1%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
67 min walk
Hatton Cross Underground StationPiccadilly
68 min walk
Hounslow West Underground StationPiccadilly
69 min walk
Heathrow Terminal 4 Rail StationElizabeth line
72 min walk
No bus stops within 400m

12

Walkability score

98

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge90 min ↑
Victoria84 min ↑
Waterloo ★81 min
Canary Wharf100 min ↑
City90 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 park138m
Santander docks (800m)0
Nearest cycle dock11.3 km

Nearby car parks

🅿️
Staff Parking
773m

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: 18.3 km away✗ Not Green Belt✗ Not AONB78% green spaceTree canopy: 16%
More green space than 99% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 0.5 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

32 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTeddington Memorial Hospital · 3.0 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: mahirah (590 m)

Nearest supermarketCEO African Caribbean Food · 2.8 km

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)

1.9km

Post office

Nearby shops

Everydays677 m

Nearby restaurants

mahirah590 m
Golden Fry1.0 km

Nearby pubs

The Royal Oak177 m
The Hampton505 m

Nearby pharmacies

The Hampton Pharmacy476 m
Food hygiene (5-star)33% of 12

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

53

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
5.5% (good)London avg: 3.8%Strong yield — top 15% of London
Gentrification score18/100
Sales last 12 months2

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

17/100

Velocity score

Future outlook

57.7

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,256m
Crossrail 2 route12,348m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,891 nationally

1,473

Est. population

8,513/km²

58%

Employed

42%

Degree educated

£42,000

Median income

3.3%

Claimant rate

SuburbanHigh densityEstablished mixed

47

Community stability

Age profile

22%
15%
25%
20%
18%
Under 1823%
18–3415%
35–4925%
50–6420%
65+18%

Tenure

27%
27%
22%
21%
Own outright27%
Own (mortgage)27%
Private rent22%
Social rent22%
Shared ownership2%

Ethnicity

60%
17%
White British60%
White Other17%
Asian8%
Black4%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine20%
No car household26%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent22%
Social rent22%

vs. London

Income vs London0.0%
Price vs London-29.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
7
Local approval rate
83%
Borough approval rate
65%
Historic landfill (400m)
1
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)
1
Largest scheme
58 homes · OAK TREE NURSERIES, OAK TREE NURSERIES, OAK AVENUE, TW12 3PQ
Pipeline pressure
NONE

Named schemes (500m)

OAK TREE NURSERIES, OAK TREE NURSERIES, OAK AVENUE, TW12 3PQ58 homes
completed
032Z ED SITE, 032Z ED SITE, OAK AVENUE, TW1239 homes
completed
ED SITE, ADJACENT TO, 32, ED SITE, ADJACENT TO, 32, OAK AVENUE, TW1220 homes
completed
34, 34, Oak Avenue, TW12 3QN5 homes
completed
49, 49, Oak Avenue, Hampton, TW12 3PQ2 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£365,500)

£5,775

Standard buyer

£0

First-time buyer

Save £5,775

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Richmond upon Thames with nearby boroughs:

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Key facts for TW12 3PL

Full postcodeTW12 3PL
Postcode districtTW12
BoroughLondon Borough of Richmond upon Thames
WardHampton North
Latitude51.424169
Longitude-0.383793
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