Heathfield · Richmond upon Thames · Twickenham constituency · 51.44815, -0.37722

TW2 6DL— Heathfield, Richmond upon Thames

Location and area intelligence for TW2 6DL, Heathfield, Richmond upon Thames

The family fortress

 

Schools 100%Safety 83/100Transport 16/100Low yield 2.79%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
54
Safety
83
Schools
60
Transport
16
Environment
74
Investment
35

The bottom line

TW2 6DL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £715,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 61 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

TW2 6DL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+37.5% vs London avg
vs London income+5.0% vs London avg
vs London crime-18.0% vs London avg

Deep-dive guides for TW2 6DL

🛡️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 6DL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Heathfield Junior School

Not yet inspected · 7 min walk

KS2: 106.0

—

Secondary

Turing House School

Not yet inspected · Inspected Dec 2024 · 9 min walk

P8: +0.68A8: 59.2

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 70 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

53.3 incidents per 1,000 residents

Better than 60% of London
→ Stable

+1% vs borough

Crime by type

Violence & sexual offences29%
Other22%
Vehicle crime14%
Anti-social behaviour13%
Burglary9%
Drug offences8%
Theft3%
Robbery2%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Twickenham Fire Station · 2.5km

Crime is 18% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£715,000

Median sale price

Above London median by 38%

£715,000 is 38% above the London median (£520,000)

+37.5%

This year

Semi-detached

Dominant type

Price history

5-year change
+17.2%
Sales (24 months)6
New build0.0%
Avg semi-detached£705,000
Avg terraced£790,000
Price per m²£6,639/m²
Price per ft²£617/ft²
Avg floor area108.7 m²

EPC breakdown

C
3%
D
16%
E
7%

Based on 26 properties · Confidence: medium

Street mix

Semi 93%Terraced 2%Detached 5%

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£23,250
First-time buyerFTB
£23,250
Additional propertyBTL/2nd
£44,700

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

16.2×

Price-to-income

£3,577/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£271,750
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)
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

1996–2025 · CAGR

+7.1%

Total change

+628%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.6%

per year

Acceleration

+51.48

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 43 sales

Property Type Mix

Total: 43 sales

Detached4.7%
Semi-detached93%
Terraced2.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£106k£175k+65.5%2.5
Post-dot-com plateau2001–2004£243k£285k+17.5%2
Pre-crash peak2005–2007£285k£345k+21.1%2.3
GFC & correction2010–2011£360k£305k-15.3%1
Help-to-Buy recovery2014–2016£470k£475k+1.1%1
Pandemic surge2020–2021£550k£610k+10.9%3
Rate-rise correction2022–2022£730k£730k+0%3
Current market2024–2025£585k£770k+31.6%3.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.6% alpha

Semi-detached+0.6% α
Local
7.1%
District
6.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing5
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Whitton

Nearby stations

WhittonNational Rail
17 min walk
Hounslow Central Underground StationPiccadilly
33 min walk
Hounslow West Underground StationPiccadilly
36 min walk
Hounslow East Underground StationPiccadilly
39 min walk
Hatton Cross Underground StationPiccadilly
48 min walk
No bus stops within 400m

20

Walkability score

34

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge70 min ↑
Victoria73 min ↑
Waterloo ★61 min
Canary Wharf80 min ↑
City70 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park637m
Santander docks (800m)0
Nearest cycle dock10.3 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: 16.5 km away✗ Not Green Belt✗ Not AONB58% green spaceTree canopy: 43%
More green space than 98% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 2.8 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

WOODLAWN MEDICAL CENTRE

19 POWDER MILL LANE, TW2 6EE

11 min walk

78%

Recommend GP

78%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest hospitalHounslow Medical Centre · 2.4 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 7.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

39

Parks (1km)

5

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketMieszko Polish Supermarket · 2.9 km
3 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Hanworth Convenience Store708 m
OneNest Convenience Store748 m

Nearby cafes

The Mill Café156 m
Dela Coffee260 m

Nearby restaurants

Mangal256 m
Spicy Rooster267 m
Golden Carp281 m
Whitton Tandoori286 m

Nearby pubs

The Duke of York242 m
Food hygiene (5-star)38% of 24

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

360 CONSTRUCTION SOLUTIONS LTD
BUILDER PLUS LTD
EXQUISITE GENERAL SERVICE LTD
JASSAR LTD
MUKUND TECHNOLOGIES LIMITED

Investment

Investment grade, yield and market outlook

35

Investment score

Weak

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

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,664London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 68%
Gentrification score21/100
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

50

Price growth score

C
Medium

Development pressure

High

New supply risk

Confirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,961m
Crossrail 2 route12,253m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,825 nationally

2,215

Est. population

10,587/km²

55%

Employed

34%

Degree educated

£44,100

Median income

3.9%

Claimant rate

SuburbanHigh densityMixed

52

Community stability

Age profile

26%
18%
21%
19%
17%
Under 1826%
18–3418%
35–4921%
50–6419%
65+17%

Tenure

32%
27%
27%
Own outright32%
Own (mortgage)27%
Private rent13%
Social rent27%
Shared ownership2%
Rent free0%

Ethnicity

47%
28%
White British47%
White Other12%
Asian28%
Black4%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine21%
No car household23%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Social rent27%
Private rent13%

vs. London

Income vs London+5.0%
Price vs London+37.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
8
Local approval rate
83%
Borough approval rate
65%
Historic landfill (400m)
1
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)
1
Largest scheme
23 homes · SITE OF COMMUNITY CENTRE & PARKING AREAS, SITE OF COMMUNITY CENTRE & PARKING AREAS, EDGAR ROAD, TW12
Pipeline pressure
LOW

Named schemes (500m)

236 And Land Rear Of 228-234, 236 And Land Rear Of 228-234, Powder Mill Lane, TW215 homes
completed
LAND AT, 218-220 R/O 212-226, LAND AT, 218-220 R/O 212-226, POWDER MILL LANE, TW212 homes
completed
50 & 52, 50 & 52, Harvey Road, Whitton, TW4 5LU10 homes
completed
Land Rear Of 42-48, Land Rear Of 42-48, Harvey Road, TW49 homes
completed
R/O 673, R/O 673, Hanworth Road, TW4 5PS3 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
16.5%
Ward turnout
45%
Election year
2026
MP
Munira Wilson (Liberal Democrat)
MP majority
21,457
Constituency
Twickenham

Councillors

Lesley PollescheLib Dems
John CoombsLib Dems
Michael WilsonLib Dems

Stamp Duty & Affordability Calculator

Stamp duty on median price (£715,000)

£23,250

Standard buyer

£23,250

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 6DL

Full postcodeTW2 6DL
Postcode districtTW2
BoroughLondon Borough of Richmond upon Thames
WardHeathfield
Latitude51.448151
Longitude-0.377219
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