Location
Key facts for TW12 2HU
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for TW12 2HU
✨ Get your personal match score
Tell us what matters — safety, schools, transport — and we'll score every postcode for you.
Postcode Personality
“Top-rated schools set this area apart”
How TW12 2HU has changed
Schools
18 AprNearest schools and Ofsted ratings
100
Education score
Primary
Hampton Junior School
Outstanding · 1 min walk
KS2: 106.5
Secondary
Hampton High
Not yet inspected · 18 min walk
100% of local schools rated Good or Outstanding
Childcare
Childcare
Surbiton Hill Nursery School
Not inspected · 76 min walk
4 primaries · 0 secondaries · 0 childcare — within 1km
Safety
5 JunCrime rates and local incidents
LOW CRIME
3.4 incidents per 1,000 residents
from a low base — still below London average
0% vs borough
Crime by type
Road safety
99
Road safety score
1
Accidents (5yr)
Crime is 95% below London average
Property
1 MayPrices, sales volume and market trends
Low transaction volume — only 1 sale in 24 months. Price figures may not reflect the wider area. Treat with caution.
£385,000
Median sale price
£385,000 is 26% below the London median (£520,000)
Flat
Dominant type
Price history
Street mix
LHA rates — Outer South West London
Stamp duty
England & NI rates 2025/26. Additional property rate adds 3% on each band.
Current mortgage rates
Bank of England (monthly average)
Affordability
Price-to-income
Est. mortgage
Market activity
Days to sell
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Transport
1 MayPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
33
Walkability score
49
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)
Parking & EV
Car parks, spaces and charging points
13
Car parks (800m)
1
EV chargers (800m)
Nearby car parks
Environment
22 AprFlood risk, air quality and noise
Nearest SSSI: Kempton Park Reservoirs SSSI — 1.6 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
STAINES ROAD MEDICAL CENTRE
325 STAINES ROAD, TW2 5AU
35 min walk
88%
Recommend GP
88%
Overall GP experience
0
GPs within 1km
4
Dentists within 1km
4
Care homes (1km)
Amenities
Shops, restaurants, parks and more
46
Parks (1km)
8
Restaurants (800m)
7
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
5
Gyms (1km)
12
Sports (1km)
1
Convenience
No pubs within 400m — nearest: The World's End (357 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
315m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby health
Business
Local businesses registered here
High street
AHigh street health
Investment
Investment grade, yield and market outlook
51
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
66.3
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
22 AprPopulation, deprivation and income
Decile 8/10
Less deprived than average
Index of Multiple Deprivation
Rank: 25,698 nationally
1,934
Est. population
4,423/km²
67%
Employed
58%
Degree educated
£45,100
Median income
3.4%
Claimant rate
45
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Councillors
Stamp Duty & Affordability Calculator
Stamp duty on median price (£385,000)
£6,750
Standard buyer
£0
First-time buyer
Save £6,750
Affordability check — your annual salary
Deposit
Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.
Live in TW12 2HU? Rate your area
Help future residents make better decisions. Takes 30 seconds.
The bottom line
TW12 2HU offers exceptional schools (100% Good/Outstanding) and low crime at £385,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.
The catch: 55 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 2HU scores on each.
Toggle a question above to see how TW12 2HU meets your needs.
Compare Richmond upon Thames with nearby boroughs:
What else could £385k buy?
Similar-priced postcodes — sorted by transport score.
Similar postcodes
Frequently asked questions
Data freshness
When each data source was last updated
92%
Confidence score
11/12
Pillars populated