North Richmond · Richmond upon Thames · Richmond Park constituency · 51.46511, -0.29460

TW9 2LY— North Richmond, Richmond upon Thames

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

The family fortress

 

Top 5% LondonSchools 100%Safety 83/100Transport 52/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
77
Safety
83
Schools
60
Transport
52
Environment
86
Investment
49

The bottom line

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

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Location

TW9 2LY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+13.1% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for TW9 2LY

🛡️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 TW9 2LY 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 · 7 min walk

KS2: 109.3

—

Secondary

Christ's Church of England Comprehensive Secondary School

Not yet inspected · 10 min walk

P8: +0.34A8: 56.3

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.1 incidents per 1,000 residents

Better than 62% of London
→ Stable

-5% vs borough

Crime by type

Anti-social behaviour32%
Violence & sexual offences23%
Other20%
Vehicle crime15%
Drug offences4%
Burglary3%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Richmond Fire Station · 724m

Crime is 23% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,404/m²
Price per ft²£502/ft²
Avg floor area74.3 m²

EPC breakdown

B
1%
C
25%
D
2%

Based on 28 properties · Confidence: medium

Street mix

Terraced 47%Flat 51%Other 2%

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£185,750
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,662
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2025 · CAGR

+0.7%

Total change

+21%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.5%

per year

Acceleration

+47.88

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £400k–£450k · 47 sales

Property Type Mix

Total: 47 sales

Terraced48.9%
Flat/maisonette51.1%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£336k£336k+0%6
Post-dot-com plateau2001–2004£185k£245k+32.4%4.8
Pre-crash peak2006–2006£213k£213k+0%1
GFC & correction2008–2011£445k£515k+15.7%1.3
Help-to-Buy recovery2013–2016£395k£925k+134.2%1.7
Brexit uncertainty2017–2019£284k£975k+242.9%2
Pandemic surge2021–2021£814k£814k+0%2
Rate-rise correction2022–2022£1.05m£1.05m+0%1
Current market2024–2025£448k£405k-9.5%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Weakest performer

Terraced

-4.5% alpha

Flat/maisonette+0.2% α
Local
4.5%
District
4.3%
Terraced-4.5% α
Local
3.6%
District
8.1%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

73out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing18
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

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

36

Walkability score

16

Footpaths (500m)

0

Santander docks (800m)

4.5 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

13

Car parks (800m)

13

EV chargers (800m)

Nearest car park328m
Santander docks (800m)0
Nearest cycle dock4.5 km

Nearby car parks

🅿️
Richmond Station Parking· yes
472m
🅿️
RHACC Public Parking· yes
712m
🅿️
Paradise Road Car Park
763m

Connectivity

Broadband and mobile coverage

100%

Full fibre

55%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed476 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: 10.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 46%
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): 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

4 min walk

88%

Recommend GP

88%

Overall GP experience

3

GPs within 1km

11

Dentists within 1km

Nearest hospitalWest Middlesex Hospital · 2.3 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

61

Parks (1km)

22

Restaurants (800m)

9

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

32

Sports (1km)

0

Convenience

Nearest supermarketWaitrose · 653 m
21 tennis courts2 swimming pools5 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

913m

Post office

Nearby shops

Tesco Express278 m
Londis509 m
Simply Local514 m
Greggs537 m

Nearby cafes

Heisenberg Breakfast Company218 m
Educated Palate247 m
The Library Pot266 m
Caffe Torelli312 m

Nearby restaurants

Base Face Pizza240 m
Caffè Mamma241 m
Rock & Rose242 m
Four Regions244 m

Nearby pubs

The Crown228 m
Treviso Vinoteca257 m
The Mitre313 m
The Shaftesbury Arms326 m

Nearby gyms

Yogahaven387 m
Old Deer Park Sports Ground461 m
Richmond Lawn Tennis Club484 m
Richmond Olympus528 m

Nearby health

Bodyvie309 m
Weight Medics502 m
Marsh Gate Dental624 m
St. John Clinic727 m
Food hygiene (5-star)57% of 54

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

CLASSIC FABRICS & STYLISH ANTIQUES LIMITED
CLASSIC PROPERTIES ( SOUTHPORT ) LTD

Investment

Investment grade, yield and market outlook

49

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 score24/100
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

12/100

Velocity score

Future outlook

71

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,927m
Crossrail 2 route7,701m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,184 nationally

1,955

Est. population

9,975/km²

74%

Employed

71%

Degree educated

£47,500

Median income

2.5%

Claimant rate

Urban coreHigh densityYoung professionals

41

Community stability

Age profile

20%
24%
30%
16%
Under 1820%
18–3424%
35–4930%
50–6416%
65+9%

Tenure

19%
35%
37%
Own outright19%
Own (mortgage)35%
Private rent37%
Social rent8%
Shared ownership1%
Rent free0%

Ethnicity

52%
23%
White British52%
White Other23%
Asian11%
Black2%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional62%
Routine / semi-routine8%
No car household38%
Unemployed3%
No qualifications6%

Housing tenure (Census 2021)

Private rent37%
Social rent9%

vs. London

Income vs London+13.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
34
Live planning apps (800m)
28
Development activity
high
Residential apps (800m)
12
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
45
Planning apps (3 years)
50
Local approval rate
53%
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)
30
Largest scheme
55 homes · CAR PARK SITE, CAR PARK SITE, LICHFIELD GARDENS, TW9 1AP
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 2LY

Full postcodeTW9 2LY
Postcode districtTW9
BoroughLondon Borough of Richmond upon Thames
WardNorth Richmond
Latitude51.465107
Longitude-0.294601
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