South Twickenham · Richmond upon Thames · Twickenham constituency · 51.43939, -0.33975

TW2 5TF— South Twickenham, Richmond upon Thames

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

The family fortress

 

Schools 100%Safety 78/100Transport 32/100Yield 4.39%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
67
Safety
78
Schools
60
Transport
32
Environment
65
Investment
44

The bottom line

TW2 5TF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £455,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 65 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

TW2 5TF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-12.5% vs London avg
vs London income+27.1% vs London avg
vs London crime-33.0% vs London avg

Deep-dive guides for TW2 5TF

🛡️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 5TF 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 · 4 min walk

KS2: 109.9

—

Secondary

St Richard Reynolds Catholic High School

Not yet inspected · 13 min walk

P8: +0.67A8: 58.8

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 · 59 min walk

7 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

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 · 721m

Crime is 33% below London average

Property

2 Jul

Prices, sales volume and market trends

£455,000

Median sale price

12% below London median

£455,000 is 12% below the London median (£520,000)

-4.3%

This year

Flat

Dominant type

Price history

Sales (24 months)11
New build0.0%
Avg flat£455,000
Price per m²£7,234/m²
Price per ft²£672/ft²
Avg floor area63.3 m²

EPC breakdown

C
29%
D
16%
E
1%
G
2%

Based on 48 properties · Confidence: high

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

Stamp duty

Standard buyer£10,250
First-time buyerFTB
£1,500
Additional propertyBTL/2nd
£23,900

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

8.5×

Price-to-income

£2,276/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£158,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,662
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2023–2025 · CAGR

+20.3%

Total change

+45%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.6%

per year

Acceleration

-59.07

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £450k–£500k · 29 sales

Property Type Mix

Total: 29 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Rate-rise correction2023–2023£290k£290k+0%3
Current market2024–2025£445k£420k-5.6%13

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+16% alpha

Flat/maisonette+16% α
Local
20.3%
District
4.3%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

60out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing5

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Strawberry Hill→ Waterloo· 6 tph
30 min

Nearby stations

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

26

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge75 min ↑
Victoria68 min ↑
Waterloo ★65 min
Canary Wharf85 min ↑
City76 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)26
Nearest car park658m
Santander docks (800m)0
Nearest cycle dock8.1 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.8 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 37%
More green space than 84% 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

6 min walk

86%

Recommend GP

86%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 958 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

56

Parks (1km)

9

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Prince Albert (433 m)

Nearest supermarketWaitrose & Partners · 1.3 km
3 tennis courts3 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)

1.4km

Post office

Nearby shops

Everydays53 m
The Green Butcher782 m

Nearby cafes

Strawberry Hill Cafe'78 m
Grounded Cafe370 m
Don's Coffee424 m
St Mary's University, Twickenham486 m

Nearby restaurants

Sopa Thai Restaurant60 m
Arthur's Pizza574 m
Da Alfredo591 m
Regal Spice608 m

Nearby pubs

The Prince Albert433 m
Alexander Pope Hotel518 m
The Prince of Wales585 m
The Rifleman643 m

Nearby gyms

Sport Centre, Clinic and R Block Rooms587 m
Zero Gravity Pilates608 m
Tennis Centre623 m
Swimming Pool652 m

Nearby health

The Green Surgery559 m
Body Logic Physiotherapy690 m
Teddington Dental1.1 km
Food hygiene (5-star)49% of 41

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

PELLTERO LIMITED

Investment

Investment grade, yield and market outlook

44

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
4.4% (average)London avg: 3.8%Above average yield
Gentrification score23/100
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

62.4

Price growth score

C
High

Development pressure

High

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,786m
Crossrail 2 route9,494m

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%
Price vs London-12.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
36
Development activity
high
Residential apps (800m)
11
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
28
Local approval rate
74%
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)
7
Largest scheme
29 homes · Gifford House, 25, Gifford House, 25, Popes Avenue, TW2 5TP
Pipeline pressure
LOW

Named schemes (500m)

Gifford House, 25, Gifford House, 25, Popes Avenue, TW2 5TP29 homes
completed
283, 283, Waldegrave Road, Twickenham, TW1 4SU8 homes
completed
71-78, 71-78, Upper Grotto Road, TW18 homes
completed
The Lodge, 69, The Lodge, 69, The Green, TW2 5TU5 homes
completed
279, 279, Waldegrave Road, Twickenham, TW1 4SU5 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£455,000)

£10,250

Standard buyer

£1,500

First-time buyer

Save £8,750

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 5TF

Full postcodeTW2 5TF
Postcode districtTW2
BoroughLondon Borough of Richmond upon Thames
WardSouth Twickenham
Latitude51.439389
Longitude-0.339746
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