Hampton North · Richmond upon Thames · Twickenham constituency · 51.42357, -0.38438

TW12 3PN— Hampton North, Richmond upon Thames

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

The family fortress

 

Schools 100%Safety 86/100Transport 16/100~6% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
86
Schools
90
Transport
16
Environment
86
Investment
52

The bottom line

TW12 3PN offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers 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 3PN

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-48.0% vs London avg

Deep-dive guides for TW12 3PN

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How TW12 3PN 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 · 12 min walk

P8: -0.31A8: 47.6

100% of local schools rated Good or Outstanding · based on 7 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

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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Twickenham Fire Station · 2.9km

Crime is 48% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,128/m²
Price per ft²£569/ft²
Avg floor area56.9 m²

EPC breakdown

C
8%
D
15%
E
33%
F
3%
G
1%

Based on 60 properties · Confidence: high

Street mix

Semi 9%Terraced 88%Flat 3%

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£142,250
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, partial insulation (assumed)
RoofPitched, limited insulation (assumed)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,662
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.2%

Total change

+386%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.4%

per year

Acceleration

+4.92

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 58 sales

Property Type Mix

Total: 58 sales

Semi-detached8.6%
Terraced87.9%
Flat/maisonette3.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£71k£130k+83.1%1.7
Post-dot-com plateau2001–2004£122k£172k+41.3%2.8
Pre-crash peak2005–2007£195k£230k+17.9%2.7
GFC & correction2008–2012£222k£226k+1.6%2.8
Help-to-Buy recovery2013–2016£125k£365k+192%1.7
Brexit uncertainty2017–2019£352k£300k-15%2
Pandemic surge2020–2021£358k£374k+4.5%2
Current market2024–2026£350k£345k-1.4%1

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 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

61out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing8
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
15 min walk
Hounslow Central Underground StationPiccadilly
68 min walk
Hatton Cross Underground StationPiccadilly
69 min walk
Hounslow West Underground StationPiccadilly
69 min walk
Heathrow Terminal 4 Rail StationElizabeth line
72 min walk
No bus stops within 400m

11

Walkability score

83

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park62m
Santander docks (800m)0
Nearest cycle dock11.4 km

Nearby car parks

🅿️
Staff Parking
760m

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: 18.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
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

33 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

40

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 (608 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

Everydays636 m

Nearby restaurants

mahirah608 m
Golden Fry1.1 km

Nearby pubs

The Royal Oak187 m
The Hampton571 m

Nearby pharmacies

The Hampton Pharmacy546 m
Food hygiene (5-star)33% of 9

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

52

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
5.8% (good)London avg: 3.8%Strong yield — top 12% of London
Gentrification score19/100
Sales last 12 months1

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

8/100

Velocity score

Future outlook

55.7

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,318m
Crossrail 2 route12,387m

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)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
5
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

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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 3PN

Full postcodeTW12 3PN
Postcode districtTW12
BoroughLondon Borough of Richmond upon Thames
WardHampton North
Latitude51.423575
Longitude-0.384375
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