North Richmond · Richmond upon Thames · Richmond Park constituency · 51.46592, -0.29741

TW9 2PL— North Richmond, Richmond upon Thames

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

The family fortress

 

Top 13% LondonSchools 100%Safety 79/100Transport 40/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
72
Safety
79
Schools
60
Transport
40
Environment
86
Investment
39

The bottom line

TW9 2PL 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 2PL

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 2PL

🛡️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 2PL 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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 8 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)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Richmond Fire Station · 888m

Crime is +17% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£14,050/m²
Price per ft²£1,305/ft²
Avg floor area96.8 m²

EPC breakdown

C
2%
D
6%
E
3%

Based on 11 properties · Confidence: medium

Street mix

Terraced 100%

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£242,000
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 EAnnual charge £2,662
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+7.7%

Total change

+702%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.8%

per year

Acceleration

-22.92

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 44 sales

Property Type Mix

Total: 44 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£160k£250k+56.6%2.2
Post-dot-com plateau2001–2004£365k£370k+1.4%2
Pre-crash peak2005–2007£430k£568k+32%3
GFC & correction2008–2011£585k£698k+19.2%1.3
Help-to-Buy recovery2013–2015£770k£769k-0.2%2
Brexit uncertainty2017–2018£968k£955k-1.3%1.5
Pandemic surge2020–2020£850k£850k+0%1
Rate-rise correction2022–2022£1.15m£1.15m+0%1
Current market2024–2024£1.28m£1.28m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Terraced+0.1% α
Local
8.5%
District
8.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

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
4.8 min walk
Richmond NLL→ Waterloo· 12 tph
20 min

Nearby stations

Richmond Underground StationDistrict
5 min walk
Richmond NLLNational Rail
5 min walk
Richmond (London) Rail StationMildmay · South Western Railway
5 min walk
Kew Gardens Underground StationDistrict
19 min walk
Kew Gardens Rail StationMildmay
19 min walk
No bus stops within 400m

43

Walkability score

24

Footpaths (500m)

0

Santander docks (800m)

4.6 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

15

Car parks (800m)

13

EV chargers (800m)

Nearest car park200m
Santander docks (800m)0
Nearest cycle dock4.6 km

Nearby car parks

🅿️
Richmond Station Parking· yes
404m
🅿️
RHACC Public Parking· yes
542m
🅿️
Old Deer Park· yes
696m
🅿️
Paradise Road Car Park
745m

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: 10.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 1.4 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

6 min walk

88%

Recommend GP

88%

Overall GP experience

3

GPs within 1km

11

Dentists within 1km

Nearest hospitalWest Middlesex Hospital · 2.0 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

30

Restaurants (800m)

23

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

29

Sports (1km)

1

Convenience

Nearest supermarketWaitrose · 593 m
17 tennis courts2 swimming pools7 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)

838m

Post office

Nearby shops

Tesco Express79 m
Simply Local386 m
Greggs428 m
Heidi433 m

Nearby cafes

Educated Palate33 m
The Library Pot63 m
Caffe Torelli108 m
The Robin305 m

Nearby restaurants

Rangroot34 m
Four Regions39 m
Treviso40 m
Rock & Rose45 m

Nearby pubs

Treviso Vinoteca44 m
The Shaftesbury Arms133 m
The Triple Crown309 m
The Orange Tree346 m

Nearby gyms

Yogahaven245 m
Richmond Olympus319 m
Old Deer Park Sports Ground365 m
Richmond Fitness Club407 m

Nearby health

Bodyvie102 m
Weight Medics356 m
Marsh Gate Dental600 m
St. John Clinic639 m
Food hygiene (5-star)68% of 90

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

ESTABLISHED TODAY LTD
STAJL LIMITED

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 score30/100
Sales last 12 months0

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

4/100

Velocity score

Future outlook

62.5

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,095m
Crossrail 2 route7,916m

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)
50
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
10
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
32
Planning apps (3 years)
47
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)
31
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
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

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 2PL

Full postcodeTW9 2PL
Postcode districtTW9
BoroughLondon Borough of Richmond upon Thames
WardNorth Richmond
Latitude51.465921
Longitude-0.297407
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