West Twickenham · Richmond upon Thames · Twickenham constituency · 51.44262, -0.34570

TW2 5RF— West Twickenham, Richmond upon Thames

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

The family fortress

 

Schools 100%Safety 79/100Transport 37/100~3% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
68
Safety
79
Schools
90
Transport
37
Environment
65
Investment
41

The bottom line

TW2 5RF 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: 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 5RF

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 5RF

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

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🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How TW2 5RF 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 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 61 min walk

7 primaries · 2 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)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Twickenham Fire Station · 840m

Crime is 43% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£7,413/m²
Price per ft²£689/ft²
Avg floor area70.7 m²

EPC breakdown

B
1%
C
14%
D
13%
E
2%

Based on 30 properties · Confidence: high

Street mix

Semi 10%Terraced 59%Detached 3%Flat 27%Other 1%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£176,750
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, 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

1996–2026 · CAGR

+4.6%

Total change

+286%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.2%

per year

Acceleration

+22.88

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £500k–£600k · 78 sales

Property Type Mix

Total: 78 sales

Detached2.6%
Semi-detached9%
Terraced60.3%
Flat/maisonette28.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£137k£164k+20.1%2.8
Post-dot-com plateau2001–2004£359k£236k-34.3%3.8
Pre-crash peak2005–2007£285k£266k-6.8%4.3
GFC & correction2008–2011£514k£350k-31.9%2.2
Help-to-Buy recovery2013–2015£380k£400k+5.3%2.3
Brexit uncertainty2017–2019£493k£385k-21.8%2
Pandemic surge2020–2021£620k£453k-27%4.5
Rate-rise correction2022–2023£485k£450k-7.2%2
Current market2024–2026£515k£526k+2.2%1.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-1.1% alpha

Weakest performer

Flat/maisonette

-1.8% alpha

Terraced-1.1% α
Local
4.9%
District
6%
Flat/maisonette-1.8% α
Local
4%
District
5.8%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing8
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Strawberry Hill→ Waterloo· 6 tph
30 min

Nearby stations

Strawberry HillNational Rail
8 min walk
Hounslow East Underground StationPiccadilly
44 min walk
Hounslow Central Underground StationPiccadilly
44 min walk
Richmond (London) Rail StationSouth Western Railway · Mildmay
48 min walk
Richmond Underground StationDistrict
48 min walk
No bus stops within 400m

26

Walkability score

28

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

11

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)25
Nearest car park200m
Santander docks (800m)0
Nearest cycle dock8.4 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 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: 15.0 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 10%
More green space than 83% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 3.6 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

5 min walk

86%

Recommend GP

86%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 1.4 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

81

Parks (1km)

8

Restaurants (800m)

7

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

1

Convenience

Nearest supermarketWaitrose & Partners · 1.3 km
2 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

The Green Butcher302 m
Everydays587 m

Nearby cafes

Don's Coffee143 m
La Casetta188 m
Cafe Pera191 m
Twickenham Cafe381 m

Nearby restaurants

Ruby Fish Bar189 m
Sardunya191 m
The Green Spice Fusion254 m
Taste of Raj258 m

Nearby pubs

The Prince Albert118 m
Sussex Arms160 m
Prince Blucher203 m
Twickenham Fine Ales286 m

Nearby gyms

Zero Gravity Pilates279 m
Power Up669 m
Swimming Pool892 m
Nuffield Health Fitness & Wellbeing957 m

Nearby health

Body Logic Physiotherapy191 m
The Green Surgery495 m
Food hygiene (5-star)68% of 44

Business

Local businesses registered here

Active businesses
155
New (last 12 months)
24
Dissolved (last 12 months)
0
Industry diversity
69
3yr survival rate
100.0%

High street

A

High street health

Registered businesses

5G ROOFING LTD
A1 HOME IMPROVEMENT LONDON LTD
AAW PLUMBING AND HEATING LTD
ACE EXTERIORS LTD
ADVANCE ROOFING LTD

+15 more

Investment

Investment grade, yield and market outlook

41

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 score22/100
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

56.5

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,052m
Crossrail 2 route9,978m

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)
9
Live planning apps (800m)
26
Development activity
high
Residential apps (800m)
11
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
27
Local approval rate
69%
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)
4
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
Rowntree House, Rowntree House, Rowntree Road, Twickenham, TW2 6RP8 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 5RF

Full postcodeTW2 5RF
Postcode districtTW2
BoroughLondon Borough of Richmond upon Thames
WardWest Twickenham
Latitude51.442621
Longitude-0.345701
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