West Twickenham · Richmond upon Thames · Twickenham constituency · 51.44234, -0.34919

TW2 5EH— West Twickenham, Richmond upon Thames

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

The family fortress

 

Schools 100%Safety 79/100Transport 32/100Low yield 2.22%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
66
Safety
79
Schools
90
Transport
32
Environment
68
Investment
39

The bottom line

TW2 5EH offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £900,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 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 5EH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+73.1% vs London avg
vs London income+7.1% vs London avg
vs London crime-43.0% vs London avg

Deep-dive guides for TW2 5EH

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

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“The family fortress”

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How TW2 5EH 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 · 1 min walk

KS2: 107.3

—

Secondary

Waldegrave School

Not yet inspected · 4 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 · 63 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Twickenham Fire Station · 806m

Crime is 43% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£900,000

Median sale price

Top 25% — 73% above London median

£900,000 is 73% above the London median (£520,000)

-51.2%

This year

Terraced

Dominant type

Price history

5-year change
+144.6%
Sales (24 months)5
New build0.0%
Avg semi-detached£1,325,000
Avg terraced£900,000
Avg flat£555,000
Price per m²£9,504/m²
Price per ft²£883/ft²
Avg floor area100.2 m²

EPC breakdown

C
4%
D
16%
E
2%

Based on 22 properties · Confidence: medium

Street mix

Semi 18%Terraced 65%Flat 17%

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

Stamp duty

Standard buyer£32,500
First-time buyerFTB
£32,500
Additional propertyBTL/2nd
£59,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

20.0×

Price-to-income

£4,502/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£250,500
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.3%

Total change

+517%

Market Activity

Price Velocity & Acceleration

Current Velocity

-40.8%

per year

Acceleration

-32.44

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 77 sales

Property Type Mix

Total: 77 sales

Semi-detached18.2%
Terraced64.9%
Flat/maisonette16.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£90k£270k+199.7%2.8
Post-dot-com plateau2001–2004£230k£395k+71.7%3.5
Pre-crash peak2005–2007£320k£480k+50%3
GFC & correction2008–2012£340k£635k+86.8%3.2
Help-to-Buy recovery2014–2016£605k£813k+34.3%2.3
Brexit uncertainty2017–2019£850k£588k-30.9%2.5
Pandemic surge2020–2021£715k£368k-48.5%1
Rate-rise correction2022–2023£683k£1.02m+49.9%2.5
Current market2024–2025£938k£555k-40.8%2.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+5.2% alpha

Weakest performer

Terraced

+1.3% alpha

Semi-detached+5.2% α
Local
12.9%
District
7.7%
Terraced+1.3% α
Local
8.3%
District
7%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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

25

Walkability score

38

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

9

Car parks (800m)

3

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)16
Nearest car park328m
Santander docks (800m)0
Nearest cycle dock8.6 km

Nearby car parks

🅿️
Squires Car Park
763m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.2 km away✗ Not Green Belt✗ Not AONB38% green spaceTree canopy: 43%
More green space than 91% 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

THE GREEN & FIR ROAD

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

8 min walk

86%

Recommend GP

86%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 1.4 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

122

Parks (1km)

6

Restaurants (800m)

7

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketWaitrose & Partners · 1.6 km
2 tennis courts2 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)

893m

Post office

Nearby shops

The Green Butcher411 m
Everydays762 m
Fulwell Food and Wine1.1 km

Nearby cafes

Twickenham Cafe149 m
Cafe Pera253 m
Don's Coffee316 m
La Casetta340 m

Nearby restaurants

Sardunya272 m
Ruby Fish Bar285 m
The Green Spice Fusion464 m
Taste of Raj469 m

Nearby pubs

The Rifleman248 m
The Bloomsbury251 m
Sussex Arms300 m
The Prince of Wales322 m

Nearby gyms

Zero Gravity Pilates492 m
Swimming Pool904 m
Nuffield Health Fitness & Wellbeing1.1 km

Nearby health

Body Logic Physiotherapy327 m
The Green Surgery733 m
Food hygiene (5-star)67% of 39

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%

High street

A

High street health

Registered businesses

ADHAX LIMITED
BERG PROPERTY GROUP LTD
BERGRAF DEVELOPMENTS LIMITED
BERGRAF LTD
CAPEL LODGE LTD

+10 more

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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

Low gross yield (2.2%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,664London avg: £1,950/mo
Gross yield
2.2% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score52/100
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

21/100

Velocity score

Future outlook

70.3

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,292m
Crossrail 2 route10,207m

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%
Price vs London+73.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
29
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)
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
Belmont House, 30, Belmont House, 30, Belmont Road, TW2 5DA8 homes
completed
9-23, 9-23, Third Cross Road, Twickenham, TW2 5DY8 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£900,000)

£32,500

Standard buyer

£32,500

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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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 5EH

Full postcodeTW2 5EH
Postcode districtTW2
BoroughLondon Borough of Richmond upon Thames
WardWest Twickenham
Latitude51.442337
Longitude-0.349193
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