Kew · Richmond upon Thames · Richmond Park constituency · 51.47292, -0.28854

TW9 2BS— Kew, Richmond upon Thames

Location and area intelligence for TW9 2BS, Kew, Richmond upon Thames

The family fortress

 

Top 13% LondonSchools 100%Safety 85/100Transport 38/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
72
Safety
85
Schools
90
Transport
38
Environment
86
Investment
37

The bottom line

TW9 2BS offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

TW9 2BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+26.9% vs London avg
vs London crime-45.0% vs London avg

Deep-dive guides for TW9 2BS

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How TW9 2BS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Darell Primary and Nursery School

Good · Inspected Jun 2023 · 7 min walk

KS2: 105.0

—

Secondary

Christ's Church of England Comprehensive Secondary School

Not yet inspected · 20 min walk

P8: +0.34A8: 56.3

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

35.9 incidents per 1,000 residents

Better than 74% of London
→ Stable

-32% vs borough

Crime by type

Anti-social behaviour22%
Other20%
Vehicle crime18%
Burglary16%
Violence & sexual offences16%
Drug offences4%
Theft4%
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: Richmond Fire Station · 665m

Crime is 45% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

TW9 district median

£605,000

Based on 161 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£12,087/m²
Price per ft²£1,123/ft²
Avg floor area105.1 m²

EPC breakdown

B
1%
C
10%
D
14%
E
3%

Based on 28 properties · Confidence: medium

Street mix

Semi 3%Terraced 97%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£262,750
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £3,146
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.8%

Total change

+667%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.6%

per year

Acceleration

-113.31

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £600k–£700k · 73 sales

Property Type Mix

Total: 73 sales

Semi-detached2.7%
Terraced97.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£151k£282k+86.4%2.7
Post-dot-com plateau2001–2004£329k£454k+38%3.2
Pre-crash peak2005–2007£415k£591k+42.4%3.7
GFC & correction2008–2012£535k£605k+13.1%1.5
Help-to-Buy recovery2013–2016£713k£1.05m+48.1%3
Brexit uncertainty2017–2019£1.02m£898k-12%2
Pandemic surge2020–2021£981k£1.07m+9.1%2
Rate-rise correction2022–2023£955k£610k-36.1%3
Current market2025–2026£1.25m£1.16m-7.6%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.8% alpha

Terraced-0.8% α
Local
7.1%
District
7.9%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

49out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing2
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Kew Gardens Underground StationDistrict line
6.1 min walk
Kew Gardens

Nearby stations

Kew Gardens Underground StationDistrict
6 min walk
Kew Gardens Rail StationMildmay
7 min walk
Kew GardensNational Rail
7 min walk
Richmond Underground StationDistrict
17 min walk
Richmond (London) Rail StationSouth Western Railway · Mildmay
18 min walk
No bus stops within 400m

41

Walkability score

30

Footpaths (500m)

0

Santander docks (800m)

3.9 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria46 min ↑
Waterloo ★43 min
Canary Wharf61 min ↑
City52 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

6

Car parks (800m)

29

EV chargers (800m)

Nearest car park109m
Santander docks (800m)0
Nearest cycle dock3.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed490 Mbps
Median download446 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: 9.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 1.5 km

Energy

Solar: 858 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): 2

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 yield858.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

KEW MEDICAL PRACTICE

14 HIGH PARK ROAD, KEW, TW9 4BH

6 min walk

64%

Recommend GP

64%

Overall GP experience

1

GPs within 1km

4

Dentists within 1km

Nearest hospitalBarnes Hospital · 2.4 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

19

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

27

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Kew Gardens Hotel (374 m)

Nearest supermarketOrion · 542 m
19 tennis courts2 swimming pools4 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)

1

Cinemas (2km)

1.6km

Post office

Nearby shops

Wholefoods Kew Gardens404 m
Tesco Express493 m
Trindle Stores502 m
Nicolas515 m

Nearby cafes

Petal Pusher137 m
The Pavilion Cafe and Clubhouse380 m
Cafe Macarong493 m
Trindle Stores501 m

Nearby restaurants

The Indian Oven126 m
Montien128 m
China Pearl146 m
Palmyra213 m

Nearby pubs

Kew Gardens Hotel374 m
Tap on the Line537 m
The Crown777 m
The Mitre1.1 km

Nearby gyms

Boomerang Pilates and Fitness139 m
Pensford Tennis Club313 m
Funk452 m
North Sheen Bowling Club589 m

Nearby pharmacies

Q Pharmacy515 m
Pyramid Pharmacy521 m
Food hygiene (5-star)51% of 47

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%

High street

A

High street health

Registered businesses

SMALLER BIGGIE PRODUCTIONS LTD
SYNTHETIQUE LTD

Investment

Investment grade, yield and market outlook

37

Investment score

Weak

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 score25/100
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

59.1

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,325m
Crossrail 2 route7,732m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,475 nationally

1,531

Est. population

8,450/km²

61%

Employed

73%

Degree educated

£53,300

Median income

2.4%

Claimant rate

SuburbanHigh densityOwner occupiers / families

50

Community stability

Age profile

21%
13%
25%
21%
21%
Under 1821%
18–3413%
35–4925%
50–6421%
65+21%

Tenure

38%
31%
26%
Own outright38%
Own (mortgage)31%
Private rent26%
Social rent5%
Shared ownership0%

Ethnicity

65%
18%
White British65%
White Other18%
Asian6%
Black2%
Mixed7%
Other2%

Employment & lifestyle

Managerial / professional65%
Routine / semi-routine7%
No car household24%
Unemployed3%
No qualifications6%

Housing tenure (Census 2021)

Private rent26%
Social rent5%

vs. London

Income vs London+26.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
30
Development activity
high
Residential apps (800m)
13
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
25
Planning apps (3 years)
37
Local approval rate
48%
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)
5
Largest scheme
50 homes · SITE REAR OF, 2-9, SITE REAR OF, 2-9, STATION APPROACH, KEW, TW9
Pipeline pressure
NONE

Named schemes (500m)

1 - 9 Sandycombe Road Richmond20 homes
completed
Kent House, 240, Kent House, 240, Kew Road, Kew, TW9 3JX14 homes
completed
1-17, 1-17, STATION AVENUE, TW9 3QA14 homes
completed
63 Sandycombe Road Richmond TW9 2EP8 homes
completed
48, 48, Gainsborough Road, TW9 2EA8 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
17.7%
Ward turnout
51%
Election year
2026
MP
Sarah Olney (Liberal Democrat)
MP majority
17,155
Constituency
Richmond Park

Councillors

Clare VollumLib Dems
Maureen GoldthorpeLib Dems
Kelvin CheatleLib 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 2BS

Full postcodeTW9 2BS
Postcode districtTW9
BoroughLondon Borough of Richmond upon Thames
WardKew
Latitude51.472923
Longitude-0.288535
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