South Twickenham · Richmond upon Thames · Twickenham constituency · 51.43879, -0.34080

TW2 5SH— South Twickenham, Richmond upon Thames

Location and area intelligence for TW2 5SH, South Twickenham, Richmond upon Thames

The family fortress

 

Schools 100%Safety 78/100Transport 38/100Low yield 3.12%

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
78
Schools
60
Transport
38
Environment
65
Investment
42

The bottom line

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

The catch: 52 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

TW2 5SH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+27.1% vs London avg
vs London crime-33.0% vs London avg

Deep-dive guides for TW2 5SH

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How TW2 5SH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Archdeacon Cambridge's Church of England Primary School

Not yet inspected · 5 min walk

KS2: 109.9

—

Secondary

Waldegrave School

Not yet inspected · 9 min walk

P8: +0.81A8: 64.3

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 61 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

43.5 incidents per 1,000 residents

Better than 68% of London
↑ Rising 1016.7%

from a low base — still below London average

-18% vs borough

Crime by type

Anti-social behaviour33%
Other31%
Violence & sexual offences19%
Burglary7%
Vehicle crime6%
Drug offences3%
Theft0%
Robbery0%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Twickenham Fire Station · 622m

Crime is 33% below London average

Property

Prices, sales volume and market trends

Avg floor area62.5 m²

EPC breakdown

C
7%
D
3%

Based on 10 properties · Confidence: medium

Street mix

Flat 100%

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£156,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,662
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+7.2%

Total change

+510%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.1%

per year

Acceleration

-2.50

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £75k–£100k · 16 sales

Property Type Mix

Total: 16 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£73k£105k+43.8%1.7
Post-dot-com plateau2002–2004£205k£243k+18.5%2
GFC & correction2012–2012£280k£280k+0%1
Help-to-Buy recovery2016–2016£435k£435k+0%1
Brexit uncertainty2017–2018£420k£401k-4.5%1
Pandemic surge2021–2021£427k£427k+0%2
Rate-rise correction2022–2022£445k£445k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Flat/maisonette+0.5% α
Local
7.3%
District
6.8%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

23

Walkability score

28

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria56 min ↑
Waterloo ★52 min
Canary Wharf70 min ↑
City62 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)

2

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)28
Nearest car park572m
Santander docks (800m)0
Nearest cycle dock8.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 14.9 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 58%
More green space than 82% of London

Nearest SSSI: Bushy Park and Home Park SSSI — 3.2 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

1

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 896 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

175

Parks (1km)

9

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Prince Albert (438 m)

Nearest supermarketWaitrose & Partners · 1.4 km
3 tennis courts4 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.8km

Post office

Nearby shops

Everydays78 m
The Green Butcher805 m
Cakes By Trudi989 m

Nearby cafes

Strawberry Hill Cafe'122 m
Don's Coffee409 m
Grounded Cafe424 m
St Mary's University, Twickenham495 m

Nearby restaurants

Sopa Thai Restaurant55 m
Arthur's Pizza639 m
Da Alfredo640 m
Taste of Raj647 m

Nearby pubs

The Prince Albert438 m
The Prince of Wales518 m
The Rifleman583 m
Alexander Pope Hotel613 m

Nearby gyms

Swimming Pool555 m
Sport Centre, Clinic and R Block Rooms571 m
Tennis Centre602 m
Zero Gravity Pilates649 m

Nearby health

The Green Surgery634 m
Body Logic Physiotherapy706 m
Teddington Dental1.0 km
Food hygiene (5-star)62% of 34

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

42

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Future outlook

44

Price growth score

D
High

Development pressure

High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,879m
Crossrail 2 route9,553m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,102 nationally

1,539

Est. population

5,158/km²

65%

Employed

62%

Degree educated

£53,400

Median income

2.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

48

Community stability

Age profile

22%
17%
22%
23%
16%
Under 1822%
18–3417%
35–4922%
50–6423%
65+16%

Tenure

31%
33%
29%
Own outright31%
Own (mortgage)34%
Private rent29%
Social rent6%
Shared ownership0%

Ethnicity

71%
15%
White British71%
White Other15%
Asian7%
Black2%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine9%
No car household21%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent29%
Social rent6%

vs. London

Income vs London+27.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
11
Live planning apps (800m)
34
Development activity
high
Residential apps (800m)
10
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
31
Local approval rate
65%
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
2
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)

71-78, 71-78, Upper Grotto Road, TW18 homes
completed
15, 15, Hampton Road, TW2 5QE7 homes
completed
The Lodge, 69, The Lodge, 69, The Green, TW2 5TU5 homes
completed
279, 279, Waldegrave Road, Twickenham, TW1 4SU5 homes
completed
Wellesley Court, Wellesley Court, Popes Avenue, Twickenham, TW2 5TF3 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
16.8%
Ward turnout
57%
Election year
2026
MP
Munira Wilson (Liberal Democrat)
MP majority
21,457
Constituency
Twickenham

Councillors

Michael ButlinLib Dems
Rhi LeeLib Dems
Jack Clothier JonesLib 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 5SH

Full postcodeTW2 5SH
Postcode districtTW2
BoroughLondon Borough of Richmond upon Thames
WardSouth Twickenham
Latitude51.438793
Longitude-0.340803
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