West Twickenham · Richmond upon Thames · Twickenham constituency · 51.44378, -0.34848

TW2 5AL— West Twickenham, Richmond upon Thames

Location and area intelligence for TW2 5AL, West Twickenham, Richmond upon Thames

The family fortress

 

Schools 100%Safety 79/100Transport 30/100Low yield 3.12%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
64
Safety
79
Schools
90
Transport
30
Environment
68
Investment
45

The bottom line

TW2 5AL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: high noise levels nearby; 50 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

TW2 5AL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+7.1% vs London avg
vs London crime-43.0% vs London avg

Deep-dive guides for TW2 5AL

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How TW2 5AL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Trafalgar Junior School

Good · Inspected Jun 2023 · 2 min walk

KS2: 107.3

—

Secondary

Waldegrave School

Not yet inspected · 6 min walk

P8: +0.81A8: 64.3

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 62 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

37.2 incidents per 1,000 residents

Better than 73% of London
↑ Rising 950.0%

from a low base — still below London average

-30% vs borough

Crime by type

Other43%
Anti-social behaviour22%
Violence & sexual offences19%
Drug offences5%
Burglary5%
Theft3%
Robbery2%
Vehicle crime2%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

22

Incidents (5yr)

Nearest station: Twickenham Fire Station · 961m

Crime is 43% below London average

Property

Prices, sales volume and market trends

Avg floor area64.5 m²

EPC breakdown

D
2%

Based on 2 properties · Confidence: very_low

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

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£161,250
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 DAnnual charge £2,178
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2016 · CAGR

+10.3%

Total change

+481%

Market Activity

Price Velocity & Acceleration

Current Velocity

+65.0%

per year

Acceleration

-13.51

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £400k–£450k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£71k£71k+0%1
Post-dot-com plateau2001–2001£140k£140k+0%1
Pre-crash peak2007–2007£250k£250k+0%1
Help-to-Buy recovery2016–2016£413k£413k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Fulwell→ Waterloo· 4 tph
33 min

Nearby stations

FulwellNational Rail
14 min walk
Hounslow Central Underground StationPiccadilly
41 min walk
Hounslow East Underground StationPiccadilly
42 min walk
Richmond (London) Rail StationSouth Western Railway · Mildmay
49 min walk
Richmond Underground StationDistrict
49 min walk
No bus stops within 400m

24

Walkability score

37

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria54 min ↑
Waterloo ★50 min
Canary Wharf68 min ↑
City60 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

10

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)25
Nearest car park186m
Santander docks (800m)0
Nearest cycle dock8.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G74%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.1 km away✗ Not Green Belt✗ Not AONB38% green spaceTree canopy: 22%
More green space than 91% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 3.8 km

Energy

Solar: 853 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

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
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE GREEN & FIR ROAD

THE GREEN SURGERY, 1B THE GREEN, TW2 5TU

7 min walk

86%

Recommend GP

86%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 1.6 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

5

Restaurants (800m)

6

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketWaitrose & Partners · 1.5 km
2 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
782 licensed premises in borough301 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.0km

Post office

Nearby shops

The Green Butcher257 m
Everydays817 m
Alton Stores1.1 km

Nearby cafes

Cafe Pera112 m
Twickenham Cafe213 m
La Casetta219 m
Don's Coffee361 m

Nearby restaurants

Sardunya133 m
Ruby Fish Bar149 m
The Green Spice Fusion360 m
Taste of Raj366 m

Nearby pubs

Sussex Arms185 m
Prince Blucher254 m
Twickenham Fine Ales262 m
The Prince Albert350 m

Nearby gyms

Zero Gravity Pilates390 m
Nuffield Health Fitness & Wellbeing899 m
Swimming Pool1.0 km

Nearby health

Body Logic Physiotherapy200 m
The Green Surgery650 m
Food hygiene (5-star)68% of 37

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%

High street

A

High street health

Registered businesses

EGGSQUISITE SURPRISES LTD

Investment

Investment grade, yield and market outlook

45

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
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score21/100

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Future outlook

40.5

Price growth score

D
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,193m
Crossrail 2 route10,197m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,203 nationally

1,693

Est. population

11,505/km²

69%

Employed

64%

Degree educated

£45,000

Median income

2.1%

Claimant rate

Inner cityHigh densityYoung professionals

48

Community stability

Age profile

25%
17%
26%
20%
13%
Under 1825%
18–3417%
35–4926%
50–6420%
65+13%

Tenure

23%
41%
26%
Own outright23%
Own (mortgage)41%
Private rent26%
Social rent9%
Shared ownership2%

Ethnicity

71%
15%
White British71%
White Other15%
Asian6%
Black1%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine8%
No car household24%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent26%
Social rent9%

vs. London

Income vs London+7.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
10
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
28
Local approval rate
79%
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
1
Under construction
0
Completed (3yr)
3
Largest scheme
53 homes · Air Sea House, Air Sea House, Third Cross Road, TW2 5DU
Pipeline pressure
LOW

Named schemes (500m)

Air Sea House, Air Sea House, Third Cross Road, TW2 5DU53 homes
completed
Air Sea House, Air Sea House, Third Cross Road, Twickenham, TW2 5DU14 homes
completed
Land Rear Of 84A, Land Rear Of 84A, Hampton Road, TW2 5DU9 homes
completed
9-23, 9-23, Third Cross Road, Twickenham, TW2 5DY8 homes
completed
46-50, 46-50, Staines Road, TW2 5AH8 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
19.3%
Ward turnout
49%
Election year
2026
MP
Munira Wilson (Liberal Democrat)
MP majority
21,457
Constituency
Twickenham

Councillors

Piers AllenLib Dems
Rachel RobertsonLib Dems
Alan JurianszLib 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 TW2 5AL

Full postcodeTW2 5AL
Postcode districtTW2
BoroughLondon Borough of Richmond upon Thames
WardWest Twickenham
Latitude51.443784
Longitude-0.348479
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