North Richmond · Richmond upon Thames · Richmond Park constituency · 51.46810, -0.29813

TW9 2TN— North Richmond, Richmond upon Thames

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

London's quiet achiever

 

Bottom 25% LondonSafety 79/100Transport 37/100Low yield 3.30%

Best for: Families

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Lopsided profile — strong safety but weak schools

Liveability
69
Safety
79
Schools
—
Transport
37
Environment
86
Investment
49

The bottom line

TW9 2TN offers 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 2TN

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 2TN

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How TW9 2TN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Marshgate Primary School

Not yet inspected · Inspected May 2025 · 12 min walk

KS2: 109.3

—

Secondary

Christ's Church of England Comprehensive Secondary School

Not yet inspected · 16 min walk

P8: +0.34A8: 56.3

Childcare

Childcare

Windham Nursery School

Not inspected · 7 min walk

2 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Richmond Fire Station · 926m

Crime is +17% above London average

Property

Prices, sales volume and market trends

Avg floor area152.1 m²

EPC breakdown

C
1%
D
7%
E
5%
F
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 56%Terraced 12%Detached 2%Flat 28%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

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£380,250
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,662
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+7%

Total change

+529%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.0%

per year

Acceleration

-4.53

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 42 sales

Property Type Mix

Total: 42 sales

Detached2.4%
Semi-detached57.1%
Terraced11.9%
Flat/maisonette28.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£255k£218k-14.5%2.8
Post-dot-com plateau2002–2004£620k£573k-7.6%2
Pre-crash peak2005–2006£488k£813k+66.5%2
GFC & correction2008–2010£1.07m£500k-53.5%1
Help-to-Buy recovery2013–2016£805k£925k+14.9%1.5
Brexit uncertainty2017–2019£670k£978k+45.9%1.7
Pandemic surge2020–2021£1.56m£1.62m+3.5%1
Rate-rise correction2022–2022£1.60m£1.60m+0%2

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+2.7% alpha

Weakest performer

Flat/maisonette

-0.2% alpha

Semi-detached+2.7% α
Local
13.2%
District
10.5%
Flat/maisonette-0.2% α
Local
6.6%
District
6.8%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
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
7 min walk
Richmond NLL→ Waterloo· 12 tph
20 min

Nearby stations

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

39

Walkability score

39

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

13

Car parks (800m)

13

EV chargers (800m)

Nearest car park132m
Santander docks (800m)0
Nearest cycle dock4.6 km

Nearby car parks

🅿️
Richmond Station Parking· yes
612m
🅿️
RHACC Public Parking· yes
624m
🅿️
Old Deer Park· yes
775m

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: 10.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 1.2 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

PARKSHOT MEDICAL PRACTICE

18 PARKSHOT, SURREY, TW9 2RG

8 min walk

74%

Recommend GP

74%

Overall GP experience

3

GPs within 1km

9

Dentists within 1km

Nearest hospitalWest Middlesex Hospital · 1.9 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

29

Restaurants (800m)

15

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

28

Sports (1km)

1

Convenience

Nearest supermarketWaitrose · 792 m
17 tennis courts2 swimming pools6 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)

3

Cinemas (2km)

1.0km

Post office

Nearby shops

Tesco Express267 m
Simply Local549 m
Heidi604 m
Greggs604 m

Nearby cafes

Educated Palate223 m
The Library Pot259 m
Caffe Torelli262 m
Heisenberg Breakfast Company430 m

Nearby restaurants

Raitakrai Richmond185 m
Base Face Pizza195 m
Caffè Mamma198 m
Rock & Rose203 m

Nearby pubs

Treviso Vinoteca240 m
The Shaftesbury Arms292 m
The Triple Crown377 m
The Crown479 m

Nearby gyms

Old Deer Park Sports Ground172 m
Richmond Lawn Tennis Club263 m
Richmond Olympus334 m
Richmond Athletic Ground390 m

Nearby health

Bodyvie255 m
Weight Medics506 m
St. John Clinic814 m
Marsh Gate Dental818 m
Food hygiene (5-star)64% of 69

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%

High street

A

High street health

Registered businesses

BACKBONE PRODUCTIONS LIMITED
PORTLAND TERRACE MANAGEMENT COMPANY LIMITED
PORTOBELLO ROAD MARKET BAGS LTD
THOMO HOLDINGS LTD
VOLOS LONDON 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 score27/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Future outlook

42

Price growth score

D
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,088m
Crossrail 2 route8,073m

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)
30
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
31
Local approval rate
35%
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)
21
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
CHRISTCHURCH, CHRISTCHURCH, KEW ROAD, TW915 homes
completed
Former bakery, 76-84, Former bakery, 76-84, Kew Road, Richmond, TW9 2PQ9 homes
completed
Sites at 86 and 88, Sites at 86 and 88, Kew Road, TW9 2PQ7 homes
completed
120-120A, 120-120A, Kew Road, TW97 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:

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Key facts for TW9 2TN

Full postcodeTW9 2TN
Postcode districtTW9
BoroughLondon Borough of Richmond upon Thames
WardNorth Richmond
Latitude51.468099
Longitude-0.298132
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