Hampton North · Richmond upon Thames · Twickenham constituency · 51.42368, -0.37186

TW12 3RT— Hampton North, Richmond upon Thames

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

Strong, well-rated schools nearby

 

Schools 100%Safety 86/100Transport 21/100~1% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
62
Safety
86
Schools
100
Transport
21
Environment
61
Investment
24

The bottom line

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

The catch: 73 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how TW12 3RT scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how TW12 3RT meets your needs.

Location

TW12 3RT

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-48.0% vs London avg

Deep-dive guides for TW12 3RT

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare TW12 3RT with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How TW12 3RT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Hampton Infant School and Nursery

Outstanding · Inspected Nov 2023 · 7 min walk

—

Secondary

Hampton High

Not yet inspected · Inspected Oct 2024 · 8 min walk

P8: -0.31A8: 47.6

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 104 min walk

6 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 · 2.1km

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£8,800/m²
Price per ft²£818/ft²
Avg floor area187.5 m²

EPC breakdown

C
1%
D
1%

Based on 2 properties · Confidence: very_low

Street mix

Detached 100%

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£468,750
Rebuild cost per m²£2,500/m²

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

Council tax band Band EAnnual charge £2,662
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.9%

Total change

+637%

Market Activity

Price Velocity & Acceleration

Current Velocity

+37.5%

per year

Acceleration

-40.28

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £500k–£600k · 7 sales

Property Type Mix

Total: 7 sales

Detached100%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£224k£280k+25%1
Pre-crash peak2005–2006£551k£675k+22.4%1.5
Rate-rise correction2023–2023£1.20m£1.20m+0%1
Current market2025–2025£1.65m£1.65m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
11 min walk
Hounslow Central Underground StationPiccadilly
66 min walk
Hounslow East Underground StationPiccadilly
70 min walk
Hounslow West Underground StationPiccadilly
70 min walk
Hatton Cross Underground StationPiccadilly
75 min walk
No bus stops within 400m

16

Walkability score

26

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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park305m
Santander docks (800m)0
Nearest cycle dock10.6 km

Nearby car parks

🅿️
Staff Parking
557m

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: 17.6 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Kempton Park Reservoirs SSSI — 1.4 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

25 min walk

88%

Recommend GP

88%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalTeddington Memorial Hospital · 2.2 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

103

Parks (1km)

2

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

37

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Hampton (456 m)

Nearest supermarketTesco · 2.8 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)

981m

Post office

Nearby shops

Everydays791 m
Today's Local950 m
St John's996 m
Cheese and Wine1.1 km

Nearby cafes

Cornicello729 m
Taste757 m
Village Grill769 m
Grind & Steam782 m

Nearby restaurants

mahirah329 m
Hampton Spice782 m
Prime900 m
Plenty901 m

Nearby pubs

The Hampton456 m
The Royal Oak689 m
The World's End1.0 km

Nearby pharmacies

The Hampton Pharmacy515 m

Nearby health

Nature's Medicine791 m
Refresh Dental899 m
Food hygiene (5-star)74% of 19

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

24

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (1.2%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,664London avg: £1,950/mo
Gross yield
1.2% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score21/100
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

57.8

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,511m
Crossrail 2 route11,516m

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
Listed buildings (800m)
1
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
18
Local approval rate
83%
Borough approval rate
65%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
8
Largest scheme
20 homes · LAND, PART OF BUCKINGHAM PRIMARY SCHOOL, LAND, PART OF BUCKINGHAM PRIMARY SCHOOL, BUCKINGHAM ROAD, TW12
Pipeline pressure
NONE

Named schemes (500m)

113-117, 113-117, Broad Lane, Hampton, TW1214 homes
completed
40-42, 40-42, Holly Bush Lane, Hampton, TW12 2QS12 homes
completed
Former vicarage, 40, Former vicarage, 40, The Avenue, Hampton, TW12 3RS6 homes
completed
81, 81, Broad Lane, Hampton, TW12 3BE6 homes
completed
Land rear of, 40-42, Land rear of, 40-42, Holly Bush Lane, TW12 2QS2 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

Live in TW12 3RT? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for TW12 3RT.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

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

Similar postcodes

Frequently asked questions

📍 Track TW12 3RT

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for TW12 3RT

Full postcodeTW12 3RT
Postcode districtTW12
BoroughLondon Borough of Richmond upon Thames
WardHampton North
Latitude51.423681
Longitude-0.371858
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