West Twickenham · Richmond upon Thames · Twickenham constituency · 51.44281, -0.35033

TW2 5BD— West Twickenham, Richmond upon Thames

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

The family fortress

 

Schools 100%Safety 85/100Transport 24/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
64
Safety
85
Schools
90
Transport
24
Environment
67
Investment
36

The bottom line

TW2 5BD 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 catch: 55 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

TW2 5BD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+7.1% vs London avg
vs London crime-44.0% vs London avg

Deep-dive guides for TW2 5BD

🛡️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 TW2 5BD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Trafalgar Infant School

Good · Inspected Dec 2023 · 3 min walk

—

Secondary

Waldegrave School

Not yet inspected · 5 min walk

P8: +0.81A8: 64.3

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 64 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

36.4 incidents per 1,000 residents

Better than 74% of London
→ Stable

-31% vs borough

Crime by type

Violence & sexual offences30%
Other26%
Anti-social behaviour22%
Burglary13%
Vehicle crime7%
Theft2%
Drug offences0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Twickenham Fire Station · 872m

Crime is 44% 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.

TW2 district median

£640,000

Based on 197 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,682/m²
Price per ft²£528/ft²
Avg floor area127.9 m²

EPC breakdown

C
1%
D
9%
E
4%

Based on 14 properties · Confidence: medium

Street mix

Semi 49%Terraced 51%

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
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£319,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

+7.3%

Total change

+724%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.3%

per year

Acceleration

-28.29

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 35 sales

Property Type Mix

Total: 35 sales

Semi-detached48.6%
Terraced51.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£85k£172k+102.9%2
Post-dot-com plateau2001–2004£243k£280k+15.5%1.5
Pre-crash peak2005–2007£375k£465k+24%3.3
GFC & correction2008–2012£455k£568k+25%1.2
Help-to-Buy recovery2013–2013£595k£595k+0%1
Pandemic surge2021–2021£960k£960k+0%1
Rate-rise correction2022–2023£1.00m£990k-1%2.5
Current market2025–2025£700k£700k+0%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+1.1% alpha

Weakest performer

Terraced

+0.9% alpha

Semi-detached+1.1% α
Local
6.6%
District
5.5%
Terraced+0.9% α
Local
8.3%
District
7.4%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing1
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
Fulwell→ Waterloo· 4 tph
33 min

Nearby stations

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

21

Walkability score

27

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria57 min ↑
Waterloo ★55 min
Canary Wharf74 min ↑
City66 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

8

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)16
Nearest car park352m
Santander docks (800m)0
Nearest cycle dock8.6 km

Nearby car parks

🅿️
Squires Car Park
796m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.2 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 40%
More green space than 90% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 3.7 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

STAINES ROAD MEDICAL CENTRE

325 STAINES ROAD, TW2 5AU

8 min walk

88%

Recommend GP

88%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 1.5 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

37

Parks (1km)

6

Restaurants (800m)

7

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketWaitrose & Partners · 1.6 km
2 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

841m

Post office

Nearby shops

The Green Butcher425 m
Fulwell Food and Wine1.1 km

Nearby cafes

Twickenham Cafe59 m
Cafe Pera276 m
La Casetta378 m
Don's Coffee408 m

Nearby restaurants

Sardunya297 m
Ruby Fish Bar312 m
The Green Spice Fusion513 m
Taste of Raj519 m

Nearby pubs

The Bloomsbury202 m
The Rifleman316 m
Sussex Arms340 m
The Prince of Wales397 m

Nearby gyms

Zero Gravity Pilates543 m
Swimming Pool980 m

Nearby health

Body Logic Physiotherapy361 m
montrose studio899 m
Food hygiene (5-star)68% of 38

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

CAFFERY COMPANY LTD
PCD EVENT CONSULTING LTD
PIVYT LTD
SAPPHIRE SKIES MEDIA LTD

Investment

Investment grade, yield and market outlook

36

Investment score

Weak

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 score22/100
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

52.1

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,350m
Crossrail 2 route10,296m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,889 nationally

1,484

Est. population

10,691/km²

68%

Employed

58%

Degree educated

£45,000

Median income

2.2%

Claimant rate

SuburbanHigh densityOwner occupiers / families

51

Community stability

Age profile

28%
13%
27%
19%
Under 1828%
18–3413%
35–4927%
50–6419%
65+13%

Tenure

30%
41%
26%
Own outright30%
Own (mortgage)41%
Private rent26%
Social rent3%
Shared ownership1%

Ethnicity

65%
16%
White British65%
White Other16%
Asian9%
Black1%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine11%
No car household24%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent26%
Social rent3%

vs. London

Income vs London+7.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
17
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
24
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)
3
Largest scheme
53 homes · Air Sea House, Air Sea House, Third Cross Road, TW2 5DU
Pipeline pressure
NONE

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
Belmont House, 30, Belmont House, 30, Belmont Road, TW2 5DA8 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 5BD

Full postcodeTW2 5BD
Postcode districtTW2
BoroughLondon Borough of Richmond upon Thames
WardWest Twickenham
Latitude51.442812
Longitude-0.350327
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