South Richmond · Richmond upon Thames · Richmond Park constituency · 51.46144, -0.30039

TW9 1BB— South Richmond, Richmond upon Thames

Location and area intelligence for TW9 1BB, South Richmond, Richmond upon Thames

The family fortress

 

Top 13% LondonSchools 100%Safety 75/100Transport 36/100Low yield 3.30%

Best for: Families

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

Liveability
72
Safety
75
Schools
90
Transport
36
Environment
86
Investment
57

The bottom line

TW9 1BB offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

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

Less suited to Car-free commuters.

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Location

TW9 1BB

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+11.7% vs London avg
vs London crime+59.0% vs London avg

Deep-dive guides for TW9 1BB

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

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Postcode Personality

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“The family fortress”

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How TW9 1BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

The Vineyard School

Good · Inspected Nov 2023 · 11 min walk

KS2: 110.0

—

Secondary

Christ's Church of England Comprehensive Secondary School

Not yet inspected · 11 min walk

P8: +0.34A8: 56.3

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

103.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+96% vs borough

Crime by type

Other31%
Violence & sexual offences22%
Anti-social behaviour18%
Vehicle crime14%
Theft7%
Burglary4%
Drug offences2%
Robbery2%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Richmond Fire Station · 1.3km

Crime is +59% above London average

Property

Prices, sales volume and market trends

Avg floor area39.8 m²

EPC breakdown

C
15%
D
3%
E
3%
F
2%

Based on 23 properties · Confidence: medium

Street mix

Flat 97%Other 3%

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 yield859 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£99,500
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

1995–2023 · CAGR

+4%

Total change

+201%

Market Activity

Price Velocity & Acceleration

Current Velocity

-32.8%

per year

Acceleration

-18.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £175k–£200k · 60 sales

Property Type Mix

Total: 60 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£111k£169k+53.2%2.7
Post-dot-com plateau2001–2004£130k£168k+28.9%4
Pre-crash peak2005–2007£217k£192k-11.1%2
GFC & correction2008–2012£210k£273k+29.9%1.8
Help-to-Buy recovery2014–2016£320k£400k+25%2.7
Brexit uncertainty2018–2018£581k£581k+0%3
Pandemic surge2020–2020£495k£495k+0%1
Rate-rise correction2023–2023£333k£333k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.5% alpha

Flat/maisonette+2.5% α
Local
10.9%
District
8.4%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing5
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Richmond Underground StationDistrict line
2.5 min walk
Richmond NLL

Nearby stations

Richmond (London) Rail StationMildmay · South Western Railway
2 min walk
Richmond NLLNational Rail
3 min walk
Richmond Underground StationDistrict
3 min walk
Kew Gardens Underground StationDistrict
25 min walk
Kew Gardens Rail StationMildmay
26 min walk
3 bus routes · 7 stops within 400m · 232 buses/hr peak

79

Walkability score

79

Footpaths (500m)

0

Santander docks (800m)

5.0 km

Nearest cycle dock

Central London commute times

Canary Wharf65 min ↑
City ★61 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

14

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)62
Nearest car park124m
Santander docks (800m)0
Nearest cycle dock5.0 km

Nearby car parks

🅿️
Richmond Station Parking· yes
147m
🅿️
Paradise Road Car Park
206m
🅿️
RHACC Public Parking· yes
441m
🅿️
Old Deer Park· yes
507m
🅿️
Friars Lane Car Park62 spaces· yes
617m

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 waterMEDIUM
Medium
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: 11.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 46%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 1.7 km

Energy

Solar: 859 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): 3

Landslide susceptibility: Medium

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 yield859.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PARADISE ROAD SURGERY

PARADISE ROAD PRACTICE, 37 PARADISE ROAD, TW9 1SA

2 min walk

93%

Recommend GP

93%

Overall GP experience

3

GPs within 1km

15

Dentists within 1km

Nearest hospitalWest Middlesex Hospital · 2.1 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

66

Parks (1km)

75

Restaurants (800m)

47

Cafes (800m)

7

Pubs (400m)

0

Pharmacies (800m)

7

Gyms (1km)

28

Sports (1km)

4

Convenience

Nearest supermarketWaitrose · 101 m
12 tennis courts3 swimming pools6 sports halls

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

352m

Post office

Nearby shops

Sainsbury's Local203 m
Greggs208 m
Heidi220 m
Simply Local263 m

Nearby cafes

GAIL's27 m
Cafe Milano40 m
Kiss the Hippo127 m
Richmond Deli132 m

Nearby restaurants

Seoul To Go169 m
Buenos Aires169 m
McDonald's172 m
Greggs177 m

Nearby pubs

Tap Tavern142 m
The Railway Tavern189 m
The Red Cow248 m
No1a Duke Street251 m

Nearby gyms

Digme Fitness110 m
Richmond Fitness Club244 m
Richmond Yoga281 m
Yogahaven339 m

Nearby health

Marsh Gate Dental61 m
St. John Clinic208 m
Weight Medics310 m
Richmond Green Dental Care488 m
Food hygiene (5-star)73% of 190

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

57

Investment score

Good

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
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
Gentrification score45/100

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Future outlook

54.2

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,421m
Crossrail 2 route7,868m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,233 nationally

1,632

Est. population

7,447/km²

67%

Employed

73%

Degree educated

£46,900

Median income

1.9%

Claimant rate

Inner cityHigh densityYoung professionals

41

Community stability

Age profile

20%
20%
25%
20%
15%
Under 1820%
18–3420%
35–4926%
50–6420%
65+15%

Tenure

30%
24%
37%
Own outright30%
Own (mortgage)24%
Private rent37%
Social rent8%
Shared ownership0%

Ethnicity

62%
21%
White British62%
White Other21%
Asian9%
Black2%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional67%
Routine / semi-routine6%
No car household40%
Unemployed3%
No qualifications5%

Housing tenure (Census 2021)

Private rent37%
Social rent8%

vs. London

Income vs London+11.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
170
Live planning apps (800m)
35
Development activity
high
Residential apps (800m)
15
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
60
Planning apps (3 years)
69
Local approval rate
43%
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
0
Under construction
0
Completed (3yr)
20
Largest scheme
55 homes · CAR PARK SITE, CAR PARK SITE, LICHFIELD GARDENS, TW9 1AP
Pipeline pressure
NONE

Named schemes (500m)

CAR PARK SITE, CAR PARK SITE, LICHFIELD GARDENS, TW9 1AP55 homes
completed
ADJACENT TO FOXS GARAGE, ADJACENT TO FOXS GARAGE, SHEEN ROAD, TW9 1AD32 homes
completed
The Quadrant, 1, The Quadrant, 1, Duke Street, TW9 1HP18 homes
completed
BT DEPOT, 37, BT DEPOT, 37, GROSVENOR AVENUE, TW1014 homes
completed
19,21 AND 23, 19,21 AND 23, CHURCH ROAD, TW1011 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
15.4%
Ward turnout
50%
Election year
2026
MP
Sarah Olney (Liberal Democrat)
MP majority
17,155
Constituency
Richmond Park

Councillors

Chris VarleyLib Dems
Massimo ChiesaLib Dems
Paulina VassilevaLib 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 TW9 1BB

Full postcodeTW9 1BB
Postcode districtTW9
BoroughLondon Borough of Richmond upon Thames
WardSouth Richmond
Latitude51.461441
Longitude-0.300395
Parliamentary constituencyRichmond Park
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