North Richmond · Richmond upon Thames · Richmond Park constituency · 51.46731, -0.29367

TW9 2HF— North Richmond, Richmond upon Thames

Location and area intelligence for TW9 2HF, North Richmond, Richmond upon Thames

The family fortress

 

Bottom 25% LondonSchools 100%Safety 79/100Transport 39/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
79
Schools
60
Transport
39
Environment
86
Investment
39

The bottom line

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

Less suited to Car-free commuters.

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Location

TW9 2HF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+26.9% vs London avg
vs London crime+17.0% vs London avg

Deep-dive guides for TW9 2HF

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How TW9 2HF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Marshgate Primary School

Not yet inspected · Inspected May 2025 · 9 min walk

KS2: 109.3

—

Secondary

Christ's Church of England Comprehensive Secondary School

Not yet inspected · 13 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 · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

76.3 incidents per 1,000 residents

Higher crime than 58% of London
→ Stable

+44% vs borough

Crime by type

Other26%
Violence & sexual offences26%
Vehicle crime19%
Anti-social behaviour14%
Burglary6%
Theft5%
Drug offences4%
Robbery1%

Road safety

97

Road safety score

3

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Richmond Fire Station · 612m

Crime is +17% above 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£16,757/m²
Price per ft²£1,557/ft²
Avg floor area128.7 m²

EPC breakdown

C
5%
D
13%
E
5%
F
2%

Based on 25 properties · Confidence: medium

Street mix

Semi 5%Terraced 53%Detached 10%Flat 30%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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£321,750
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)
RoofPitched, no insulation (assumed)
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

1996–2025 · CAGR

+7.5%

Total change

+714%

Market Activity

Price Velocity & Acceleration

Current Velocity

+89.2%

per year

Acceleration

-244.10

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 39 sales

Property Type Mix

Total: 39 sales

Detached10.3%
Semi-detached5.1%
Terraced53.8%
Flat/maisonette30.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£227k£441k+94.3%2.2
Post-dot-com plateau2004–2004£675k£675k+0%1
Pre-crash peak2005–2007£460k£860k+87%1.3
GFC & correction2009–2012£895k£285k-68.2%2.7
Help-to-Buy recovery2014–2016£800k£419k-47.7%2.3
Pandemic surge2021–2021£860k£860k+0%1
Rate-rise correction2022–2023£1.40m£225k-83.9%2
Current market2024–2025£975k£1.84m+89.2%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+1.6% alpha

Weakest performer

Flat/maisonette

-4.7% alpha

Terraced+1.6% α
Local
9.3%
District
7.7%
Flat/maisonette-4.7% α
Local
4.4%
District
9.1%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

19out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing12
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Richmond Underground StationDistrict line
8.3 min walk
North Sheen

Nearby stations

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

24

Walkability score

17

Footpaths (500m)

0

Santander docks (800m)

4.4 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria47 min ↑
Waterloo ★42 min
Canary Wharf60 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

8

Car parks (800m)

16

EV chargers (800m)

Nearest car park170m
Santander docks (800m)0
Nearest cycle dock4.4 km

Nearby car parks

🅿️
Richmond Station Parking· yes
683m

Connectivity

Broadband and mobile coverage

100%

Full fibre

94%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed475 Mbps
Median download440 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: 10.4 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): 4

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

SEYMOUR HOUSE SURGERY

154 SHEEN ROAD, TW9 1UU

7 min walk

88%

Recommend GP

88%

Overall GP experience

3

GPs within 1km

8

Dentists within 1km

Nearest hospitalWest Middlesex Hospital · 2.2 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

51

Parks (1km)

17

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

24

Sports (1km)

0

Convenience

Nearest supermarketWaitrose · 872 m
17 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

1.1km

Post office

Nearby shops

Londis348 m
Tesco Express380 m
Simply Local686 m
Greggs724 m

Nearby cafes

Heisenberg Breakfast Company120 m
Educated Palate316 m
The Library Pot364 m
Caffe Torelli403 m

Nearby restaurants

Base Face Pizza274 m
Caffè Mamma280 m
Rock & Rose287 m
Four Regions298 m

Nearby pubs

The Crown170 m
Treviso Vinoteca340 m
The Shaftesbury Arms433 m
The Mitre496 m

Nearby gyms

Richmond Lawn Tennis Club255 m
Old Deer Park Sports Ground271 m
Funk439 m
Yogahaven546 m

Nearby health

Bodyvie397 m
Weight Medics659 m
Marsh Gate Dental859 m
Food hygiene (5-star)61% of 46

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%

High street

A

High street health

Registered businesses

44 PARM LTD
ANDREW STERN COMMUNICATIONS LIMITED
CANOPY KEW LIMITED
EXECUTIVE INTELLIGENCE LIMITED
KEW FOOTBALL ACADEMY LTD

+4 more

Investment

Investment grade, yield and market outlook

39

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 score22/100
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

58.5

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,806m
Crossrail 2 route7,758m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,418 nationally

1,716

Est. population

3,613/km²

70%

Employed

74%

Degree educated

£53,300

Median income

2.3%

Claimant rate

SuburbanMedium densityEstablished mixed

41

Community stability

Age profile

19%
23%
26%
18%
14%
Under 1819%
18–3423%
35–4926%
50–6418%
65+14%

Tenure

23%
28%
36%
Own outright23%
Own (mortgage)28%
Private rent36%
Social rent13%
Shared ownership1%

Ethnicity

63%
22%
White British63%
White Other22%
Asian6%
Black2%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional70%
Routine / semi-routine6%
No car household33%
Unemployed2%
No qualifications5%

Housing tenure (Census 2021)

Private rent36%
Social rent13%

vs. London

Income vs London+26.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
21
Live planning apps (800m)
27
Development activity
high
Residential apps (800m)
14
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
36
Planning apps (3 years)
32
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)
24
Largest scheme
32 homes · COUNCIL DEPOT, COUNCIL DEPOT, LOWER MORTLAKE ROAD, TW9
Pipeline pressure
NONE

Named schemes (500m)

COUNCIL DEPOT, COUNCIL DEPOT, LOWER MORTLAKE ROAD, TW932 homes
completed
LAND OFF, LAND OFF, CEDAR TERRACE, TW929 homes
completed
PHASE 2, PLOTS 10-29, PHASE 2, PLOTS 10-29, CEDAR TERRACE, TW920 homes
completed
CHRISTCHURCH, CHRISTCHURCH, KEW ROAD, TW915 homes
completed
1-8, 1-8, Victoria Villas, TW9 2GW15 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
21.9%
Ward turnout
48%
Election year
2026
MP
Sarah Olney (Liberal Democrat)
MP majority
17,155
Constituency
Richmond Park

Councillors

Nancy BaldwinLib Dems
Richard PyneLib Dems
Richard WarrenLib 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 2HF

Full postcodeTW9 2HF
Postcode districtTW9
BoroughLondon Borough of Richmond upon Thames
WardNorth Richmond
Latitude51.467315
Longitude-0.293669
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