Kew · Richmond upon Thames · Richmond Park constituency · 51.47074, -0.28893

TW9 2ED— Kew, Richmond upon Thames

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

The family fortress

 

Top 13% LondonSchools 100%Safety 84/100Transport 45/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
72
Safety
84
Schools
90
Transport
45
Environment
86
Investment
47

The bottom line

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

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Location

TW9 2ED

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+13.1% vs London avg
vs London crime-28.0% vs London avg

Deep-dive guides for TW9 2ED

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

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🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How TW9 2ED 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 · 5 min walk

KS2: 105.0

—

Secondary

Christ's Church of England Comprehensive Secondary School

Not yet inspected · 17 min walk

P8: +0.34A8: 56.3

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 3 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

46.7 incidents per 1,000 residents

Better than 65% of London
→ Stable

-12% vs borough

Crime by type

Other28%
Violence & sexual offences28%
Anti-social behaviour26%
Burglary9%
Vehicle crime7%
Drug offences2%
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: Richmond Fire Station · 467m

Crime is 28% 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£8,706/m²
Price per ft²£809/ft²
Avg floor area60.5 m²

EPC breakdown

C
3%
D
9%
E
2%

Based on 14 properties · Confidence: medium

Street mix

Terraced 11%Flat 89%

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£151,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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

1996–2026 · CAGR

+5.8%

Total change

+441%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.7%

per year

Acceleration

-29.66

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 27 sales

Property Type Mix

Total: 27 sales

Terraced11.1%
Flat/maisonette88.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£93k£152k+64.8%1.5
Post-dot-com plateau2001–2004£189k£235k+24.3%1.5
Pre-crash peak2007–2007£250k£250k+0%1
GFC & correction2008–2012£495k£294k-40.6%3
Help-to-Buy recovery2014–2016£415k£459k+10.5%2.5
Brexit uncertainty2019–2019£425k£425k+0%1
Pandemic surge2020–2021£430k£488k+13.4%1
Rate-rise correction2023–2023£436k£436k+0%1
Current market2025–2026£536k£500k-6.7%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.7% alpha

Flat/maisonette+1.7% α
Local
8.7%
District
7%

CAGR over 17yr 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
Seasonal Timing5
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

North SheenNational Rail
8 min walk
Kew Gardens Underground StationDistrict
9 min walk
Kew Gardens Rail StationMildmay
9 min walk
Richmond Underground StationDistrict
15 min walk
Richmond (London) Rail StationMildmay · South Western Railway
15 min walk
No bus stops within 400m

33

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

4.0 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)

27

EV chargers (800m)

Nearest car park343m
Santander docks (800m)0
Nearest cycle dock4.0 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: 10.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 1.6 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): 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 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

9 min walk

64%

Recommend GP

64%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

Nearest hospitalBarnes Hospital · 2.3 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

14

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

32

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Crown (540 m)

Nearest supermarketOrion · 781 m
23 tennis courts2 swimming pools5 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)

1.9km

Post office

Nearby shops

Londis324 m
Wholefoods Kew Gardens646 m
Tesco Express732 m
Trindle Stores738 m

Nearby cafes

The Pavilion Cafe and Clubhouse276 m
Petal Pusher288 m
Starbucks494 m
Heisenberg Breakfast Company528 m

Nearby restaurants

Montien203 m
The Indian Oven208 m
China Pearl225 m
Palmyra433 m

Nearby pubs

The Crown540 m
Kew Gardens Hotel615 m
Tap on the Line771 m
Treviso Vinoteca829 m

Nearby gyms

Funk220 m
Boomerang Pilates and Fitness298 m
Richmond Lawn Tennis Club447 m
North Sheen Bowling Club466 m

Nearby pharmacies

Q Pharmacy757 m
Pyramid Pharmacy760 m
Food hygiene (5-star)41% of 39

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%

High street

A

High street health

Registered businesses

LIV & IVORY LTD

Investment

Investment grade, yield and market outlook

47

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
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
Gentrification score22/100
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

57.6

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,401m
Crossrail 2 route7,644m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,537 nationally

1,905

Est. population

13,097/km²

70%

Employed

67%

Degree educated

£47,500

Median income

2.6%

Claimant rate

Inner cityHigh densityYoung professionals

45

Community stability

Age profile

23%
20%
28%
18%
Under 1823%
18–3420%
35–4928%
50–6418%
65+12%

Tenure

22%
35%
30%
13%
Own outright22%
Own (mortgage)35%
Private rent30%
Social rent13%
Shared ownership0%

Ethnicity

55%
23%
White British55%
White Other23%
Asian9%
Black3%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine8%
No car household28%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent30%
Social rent13%

vs. London

Income vs London+13.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
30
Development activity
high
Residential apps (800m)
13
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
28
Local approval rate
50%
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)
13
Largest scheme
52 homes · 293, 293, Lower Richmond Road, TW9 4LU
Pipeline pressure
NONE

Named schemes (500m)

1 - 9 Sandycombe Road Richmond20 homes
completed
20-22, 20-22, BARDOLPH ROAD, TW9 2LQ11 homes
completed
48, 48, Gainsborough Road, TW9 2EA8 homes
completed
63 Sandycombe Road Richmond TW9 2EP8 homes
completed
The Coach House, 273A, Sandycombe Road, TW9 3LU5 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 2ED

Full postcodeTW9 2ED
Postcode districtTW9
BoroughLondon Borough of Richmond upon Thames
WardKew
Latitude51.470744
Longitude-0.288934
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