Kew · Richmond upon Thames · Richmond Park constituency · 51.48364, -0.28620

TW9 3BH— Kew, Richmond upon Thames

Location and area intelligence for TW9 3BH, Kew, Richmond upon Thames

The family fortress

 

Schools 100%Safety 76/100Transport 33/100Low yield 3.30%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
67
Safety
76
Schools
90
Transport
33
Environment
66
Investment
46

The bottom line

TW9 3BH offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 47 min to victoria — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

TW9 3BH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+26.9% vs London avg
vs London crime-11.0% vs London avg

Deep-dive guides for TW9 3BH

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How TW9 3BH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

The King's Church of England Primary School

Good · Inspected Jul 2024 · 5 min walk

KS2: 109.0

—

Secondary

Brentford School for Girls

Not yet inspected · Inspected Oct 2024 · 18 min walk

P8: +0.24A8: 47.5

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 · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.0 incidents per 1,000 residents

Better than 56% of London
↑ Rising 615.4%

+10% vs borough

Crime by type

Vehicle crime28%
Other22%
Violence & sexual offences18%
Anti-social behaviour15%
Burglary12%
Theft3%
Drug offences1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Richmond Fire Station · 1.8km

Crime is 11% below London average

Property

Prices, sales volume and market trends

Avg floor area153.6 m²

EPC breakdown

C
4%
D
9%
E
4%

Based on 17 properties · Confidence: medium

Street mix

Semi 10%Terraced 39%Detached 7%Flat 39%Other 7%

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£384,000
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 GAnnual charge £3,630
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+10.2%

Total change

+1269%

Market Activity

Price Velocity & Acceleration

Current Velocity

+40.1%

per year

Acceleration

-233.11

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £500k–£600k · 29 sales

Property Type Mix

Total: 29 sales

Detached6.9%
Semi-detached10.3%
Terraced41.4%
Flat/maisonette41.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£210k£998k+375%2
Post-dot-com plateau2001–2002£248k£290k+17.2%1.5
Pre-crash peak2005–2007£1.63m£1.24m-24.1%2.3
GFC & correction2008–2011£1.85m£2.17m+17.6%1.5
Help-to-Buy recovery2013–2015£1.82m£4.25m+132.9%1
Brexit uncertainty2018–2019£625k£550k-12%1
Pandemic surge2020–2020£2.05m£2.05m+0%2
Rate-rise correction2022–2022£2.88m£2.88m+0%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-1.9% alpha

Weakest performer

Flat/maisonette

-13.6% alpha

Terraced-1.9% α
Local
2.7%
District
4.6%
Flat/maisonette-13.6% α
Local
3.6%
District
17.2%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Kew Gardens Underground StationDistrict line
8.8 min walk
Kew Bridge→ Waterloo· 6 tph
29 min

Nearby stations

Kew BridgeNational Rail
8 min walk
Kew Gardens Rail StationMildmay
9 min walk
Kew Gardens Underground StationDistrict
9 min walk
Gunnersbury Rail StationMildmay
15 min walk
Gunnersbury Underground StationDistrict
15 min walk
No bus stops within 400m

48

Walkability score

148

Footpaths (500m)

0

Santander docks (800m)

3.5 km

Nearest cycle dock

Central London commute times

London Bridge58 min ↑
Victoria ★47 min
Waterloo50 min ↑
Canary Wharf68 min ↑
City60 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)

18

EV chargers (800m)

Nearest car park70m
Santander docks (800m)0
Nearest cycle dock3.5 km

Nearby car parks

🅿️
National Archives· yes
593m
🅿️
Brentford Gate Carpark
783m

Connectivity

Broadband and mobile coverage

89%

Full fibre

89%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed445 Mbps
Median download431 Mbps
Superfast coverage89%
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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.1 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 64%
More green space than 88% of London

Nearest SSSI: Syon Park SSSI — 1.9 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): 1

Landslide susceptibility: Low

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

11 min walk

64%

Recommend GP

64%

Overall GP experience

1

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalClayponds Hospital · 1.5 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 7.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

15

Restaurants (800m)

20

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

13

Sports (1km)

0

Convenience

Nearest supermarketOrion · 689 m
5 tennis courts2 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

498m

Post office

Nearby shops

Sainsbury's Local555 m
Mum's Whole Food562 m
Nipa Stores634 m
Welcome686 m

Nearby cafes

Ceramics Cafe82 m
Sift108 m
The Willow Cafe247 m
Maids of Honour497 m

Nearby restaurants

Grill off the Green23 m
The Original Maids of Honour354 m
The Orangery479 m
The Botanical Brasserie516 m

Nearby pubs

Coach & Horses47 m
Botanist on the Green97 m
The Greyhound170 m
The Rose & Crown262 m

Nearby gyms

Cat on the Mat62 m
Legends Boxing Gym291 m
Priory Park Club360 m
Pilates4U521 m

Nearby pharmacies

Q Pharmacy698 m
Pyramid Pharmacy704 m

Nearby health

Richmond Medical Group693 m
Food hygiene (5-star)54% of 68

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

88 STERNDALE ROAD MANAGEMENT COMPANY LIMITED
GREEN COUNTY DEVELOPMENTS LIMITED
HAVERFIELD HOUSE MANAGEMENT LIMITED
K S DEVELOPMENTS (HULL) LIMITED
KEW GREEN CONVENIENCE STORES LTD

+6 more

Investment

Investment grade, yield and market outlook

46

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

45.7

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,987m
Crossrail 2 route8,144m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,514 nationally

1,602

Est. population

7,285/km²

59%

Employed

72%

Degree educated

£53,300

Median income

1.0%

Claimant rate

SuburbanHigh densityOwner occupiers / families

53

Community stability

Age profile

22%
21%
22%
23%
Under 1822%
18–3412%
35–4921%
50–6422%
65+23%

Tenure

41%
34%
23%
Own outright41%
Own (mortgage)34%
Private rent23%
Social rent2%
Shared ownership0%

Ethnicity

69%
18%
White British69%
White Other18%
Asian4%
Black1%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional64%
Routine / semi-routine4%
No car household18%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent23%
Social rent2%

vs. London

Income vs London+26.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
88
Live planning apps (800m)
18
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
30
Local approval rate
45%
Borough approval rate
65%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
131
Largest scheme
232 homes · FORMER BRITISH GAS SITE, 365, 365, High Street, Brentford, TW8 0BD
Pipeline pressure
NONE

Named schemes (500m)

ASPEN HOUSE, 43-49, ASPEN HOUSE, 43-49, MORTLAKE ROAD, TW9 3JH24 homes
completed
280, 280, KEW ROAD, TW9 3EE14 homes
completed
Sherwood House, Sherwood House, Forest Road, Y, TW9 3BY3 homes
completed
11-13, 11-13, Mortlake Road, TW9 3JE2 homes
completed
37, 37, Mortlake Road, Kew, TW9 3JQ2 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:

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Key facts for TW9 3BH

Full postcodeTW9 3BH
Postcode districtTW9
BoroughLondon Borough of Richmond upon Thames
WardKew
Latitude51.483644
Longitude-0.286204
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