Kew · Richmond upon Thames · Richmond Park constituency · 51.48310, -0.28507

TW9 3BS— Kew, Richmond upon Thames

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

The family fortress

 

Schools 100%Safety 76/100Transport 33/100Low yield 1.86%

Best for: Families, Owner-occupiers

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

Liveability
63
Safety
76
Schools
90
Transport
33
Environment
66
Investment
26

The bottom line

TW9 3BS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £1,075,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 47 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

TW9 3BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+106.7% vs London avg
vs London income+26.9% vs London avg
vs London crime-11.0% vs London avg

Deep-dive guides for TW9 3BS

🛡️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 3BS 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 · 4 min walk

KS2: 109.0

—

Secondary

Brentford School for Girls

Not yet inspected · Inspected Oct 2024 · 19 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

5 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Richmond Fire Station · 1.7km

Crime is 11% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£1,075,000

Median sale price

Top 25% — 107% above London median

£1,075,000 is 107% above the London median (£520,000)

-34.6%

This year

Terraced

Dominant type

Price history

5-year change
-15.7%
Sales (24 months)5
New build0.0%
Avg detached£1,300,000
Avg terraced£1,062,500
Price per m²£8,988/m²
Price per ft²£835/ft²
Avg floor area124.6 m²

EPC breakdown

C
4%
D
7%
E
8%
G
1%

Based on 20 properties · Confidence: medium

Street mix

Semi 17%Terraced 63%Detached 9%Flat 6%Other 6%

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

Stamp duty

Standard buyer£48,750
First-time buyerFTB
£48,750
Additional propertyBTL/2nd
£81,000

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

20.2×

Price-to-income

£5,378/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£311,500
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 GAnnual charge £3,630
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4.3%

Total change

+250%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.6%

per year

Acceleration

-5.83

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £500k–£600k · 33 sales

Property Type Mix

Total: 33 sales

Detached9.1%
Semi-detached18.2%
Terraced66.7%
Flat/maisonette6.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£300k£440k+46.7%1.5
Post-dot-com plateau2001–2004£500k£585k+17%1.7
Pre-crash peak2006–2007£688k£750k+9.1%1.5
GFC & correction2012–2012£857k£857k+0%1
Help-to-Buy recovery2014–2014£1.05m£1.05m+0%1
Brexit uncertainty2017–2019£973k£548k-43.7%2
Pandemic surge2020–2021£975k£1.27m+30.8%2
Rate-rise correction2022–2022£1.26m£1.26m+0%1
Current market2024–2025£1.19m£1.05m-11.6%2.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.7% alpha

Terraced-0.7% α
Local
5.6%
District
6.3%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing2
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Kew GardensDistrict line
8.1 min walk
Kew Gardens

Nearby stations

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

47

Walkability score

116

Footpaths (500m)

0

Santander docks (800m)

3.4 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

10

Car parks (800m)

19

EV chargers (800m)

Nearest car park55m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
National Archives· yes
494m

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: 9.1 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 37%
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

10 min walk

64%

Recommend GP

64%

Overall GP experience

1

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalClayponds Hospital · 1.6 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 7.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

46

Parks (1km)

14

Restaurants (800m)

20

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

16

Sports (1km)

0

Convenience

Nearest supermarketOrion · 628 m
8 tennis courts2 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

491m

Post office

Nearby shops

Sainsbury's Local636 m
Nicolas645 m
Mum's Whole Food646 m
Kew Korner659 m

Nearby cafes

Ceramics Cafe107 m
Sift109 m
The Willow Cafe340 m
Maids of Honour399 m

Nearby restaurants

Grill off the Green85 m
The Original Maids of Honour346 m
The Botanical Brasserie515 m
Annie's532 m

Nearby pubs

Coach & Horses84 m
Botanist on the Green136 m
The Greyhound242 m
The Rose & Crown359 m

Nearby gyms

Cat on the Mat104 m
Priory Park Club289 m
Legends Boxing Gym377 m
Pilates4U605 m

Nearby pharmacies

Q Pharmacy645 m
Pyramid Pharmacy646 m

Nearby health

Richmond Medical Group594 m
Food hygiene (5-star)54% of 67

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

E

High street health

Registered businesses

COUNTRYSIDE PROPERTY LIMITED
NEUROIMAGING CLINICS LIMITED

Investment

Investment grade, yield and market outlook

26

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (1.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,664London avg: £1,950/mo
Gross yield
1.9% (low)London avg: 3.8%Low yield — bottom 25% of London
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

54.7

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,916m
Crossrail 2 route8,046m

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%
Price vs London+106.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
78
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
29
Local approval rate
40%
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)
34
Largest scheme
170 homes · Inland Revenue, Inland Revenue, Ruskin Avenue, Y, TW9
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
17, 17, Kew Gardens Road, TW9 3HG4 homes
completed
Sherwood House, Sherwood House, Forest Road, Y, TW9 3BY3 homes
completed
282, 282, Kew Road, TW9 3DU2 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,075,000)

£48,750

Standard buyer

£48,750

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Richmond upon Thames with nearby boroughs:

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Key facts for TW9 3BS

Full postcodeTW9 3BS
Postcode districtTW9
BoroughLondon Borough of Richmond upon Thames
WardKew
Latitude51.483097
Longitude-0.285072
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