Hampton North · Richmond upon Thames · Twickenham constituency · 51.42481, -0.37583

TW12 3SB— Hampton North, Richmond upon Thames

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

The family fortress

 

Schools 100%Safety 80/100Transport 18/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
53
Safety
80
Schools
60
Transport
18
Environment
63
Investment
42

The bottom line

TW12 3SB 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 3SB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+0.0% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for TW12 3SB

🛡️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 3SB 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 · 4 min walk

KS2: 105.5

—

Secondary

Hampton High

Not yet inspected · Inspected Oct 2024 · 6 min walk

P8: -0.31A8: 47.6

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 102 min walk

5 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Twickenham Fire Station · 2.3km

Crime is +4% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£7,034/m²
Price per ft²£653/ft²
Avg floor area67.9 m²

EPC breakdown

C
19%
D
15%

Based on 34 properties · Confidence: high

Street mix

Semi 7%Terraced 77%Detached 14%Flat 2%

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£169,750
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (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

1995–2025 · CAGR

+6.6%

Total change

+579%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.9%

per year

Acceleration

-95.09

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £50k–£75k · 96 sales

Property Type Mix

Total: 96 sales

Detached13.5%
Semi-detached7.3%
Terraced77.1%
Flat/maisonette2.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£150k+114.2%5.5
Post-dot-com plateau2001–2004£165k£240k+45.5%3.8
Pre-crash peak2005–2007£209k£250k+19.5%3
GFC & correction2008–2012£270k£267k-1.1%2.2
Help-to-Buy recovery2013–2016£258k£455k+76.2%2.8
Brexit uncertainty2017–2019£385k£393k+1.9%3.3
Pandemic surge2020–2021£450k£448k-0.4%2
Rate-rise correction2022–2022£305k£305k+0%1
Current market2024–2025£553k£476k-13.9%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.6%
District
6.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position75

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
13 min walk
Hounslow Central Underground StationPiccadilly
65 min walk
Hounslow West Underground StationPiccadilly
68 min walk
Hounslow East Underground StationPiccadilly
69 min walk
Hatton Cross Underground StationPiccadilly
71 min walk
No bus stops within 400m

14

Walkability score

70

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park150m
Santander docks (800m)0
Nearest cycle dock10.8 km

Nearby car parks

🅿️
Staff Parking
611m

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: 17.8 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 28%
More green space than 78% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 1.1 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

28 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalTeddington Memorial Hospital · 2.4 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 6.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

84

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

27

Sports (1km)

0

Convenience

Nearest supermarketTesco · 3.1 km
24 tennis courts3 sports halls

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)

1.2km

Post office

Nearby shops

Everydays744 m
Today's Local1.1 km
Sainsbury's1.1 km

Nearby cafes

Taste945 m
Cornicello945 m
Village Grill957 m
Grind & Steam977 m

Nearby restaurants

mahirah294 m
Hampton Spice979 m
Plenty1.1 km
Prime1.1 km

Nearby pubs

The Hampton168 m
The Royal Oak446 m

Nearby pharmacies

The Hampton Pharmacy223 m

Nearby health

Nature's Medicine984 m
Refresh Dental1.1 km
Food hygiene (5-star)56% 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

42

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score15/100
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

47

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,716m
Crossrail 2 route11,796m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
16
Local approval rate
84%
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)
6
Largest scheme
58 homes · OAK TREE NURSERIES, OAK TREE NURSERIES, OAK AVENUE, TW12 3PQ
Pipeline pressure
NONE

Named schemes (500m)

LAND, PART OF BUCKINGHAM PRIMARY SCHOOL, LAND, PART OF BUCKINGHAM PRIMARY SCHOOL, BUCKINGHAM ROAD, TW1220 homes
completed
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
136-138, 136-138, Broad Lane, TW12 3BW5 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 3SB

Full postcodeTW12 3SB
Postcode districtTW12
BoroughLondon Borough of Richmond upon Thames
WardHampton North
Latitude51.424815
Longitude-0.375831
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